Braemar vs Aylmerton.
Comparing two suburbs with median house prices of $980,000 and $820,000. Aylmerton edges out on more headline metrics in this comparison.
Aylmerton (median $820,000) is roughly 20% cheaper to buy into than Braemar ($980,000). Over the past year, Braemar (+7.7%) ran 8.3 percentage points ahead of Aylmerton (-0.6%) on house-price growth.
On school quality, the average ICSEA across schools serving Aylmerton (1026) sits above Braemar (1024). Aylmerton skews owner-occupied (88%), Braemar runs more rental-dense (69% owner).
For buyers
Aylmerton is the lower entry point at $820,000 median, 20% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Aylmerton delivers the better gross yield (2.73% vs 2.28%), but Braemar has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Aylmerton edges out on average school ICSEA (1026 vs 1024).
Common questions
Is Braemar or Aylmerton cheaper to buy in?
Aylmerton has the lower median house price at $820,000, roughly 20% below Braemar ($980,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Braemar or Aylmerton?
Over the past 12 months, Braemar grew +7.7% vs -0.6% in Aylmerton, a gap of 8.3 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Braemar or Aylmerton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Aylmerton scores 1026 vs 1024 in Braemar. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which suburb has higher rental yield, Braemar or Aylmerton?
Gross rental yield on houses is 2.73% in Aylmerton vs 2.28% in Braemar. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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