Braemar vs Willow Vale
Braemar (median $980,000) is roughly 24% cheaper to buy into than Willow Vale ($1,290,000). Over the past year, Willow Vale (+13.2%) ran 5.5 percentage points ahead of Braemar (+7.7%) on house-price growth.
Buying in Braemar or Willow Vale?
Selling in Braemar? The free selling guide
Braemar and Willow Vale side by side
| Measure | Braemar | Willow Vale |
|---|---|---|
| Price and market | ||
| Median house | $980,000 | $1,290,000 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +7.7% | +13.2% |
| Renting | ||
| House rent | $750/wk | $750/wk |
| Owner occupied | 69.0% | – |
| Renter occupied | 30.0% | – |
| Schools | ||
| Schools nearby | 13 | 14 |
| Average ICSEA | 1024 | 1028 |
| Lifestyle and people | ||
| Walk score | 4 | 0 |
| Transit score | 0 | 0 |
| Bike score | 5 | 5 |
| Population | 966 | – |
| Median age | 34 | – |
| Climate | ||
| Annual rainfall | 823 mm | 852 mm |
| Mean max, January | 26.0°C | 25.9°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Braemar scores higher on walkability (4/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Willow Vale (1028) sits above Braemar (1024).
- For buyers
- Braemar is the lower entry point at $980,000 median, 24% 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: Braemar delivers the better gross yield (3.98% vs 3.02%), but Willow Vale 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
- Willow Vale edges out on average school ICSEA (1028 vs 1024).
Braemar vs Willow Vale: common questions
Is Braemar or Willow Vale cheaper to buy in?
Braemar has the lower median house price at $980,000, roughly 24% below Willow Vale ($1,290,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Braemar or Willow Vale?
Over the past 12 months, Willow Vale grew +13.2% vs +7.7% in Braemar, a gap of 5.5 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 Willow Vale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Willow Vale scores 1028 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 is more walkable, Braemar or Willow Vale?
Braemar scores 4/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Braemar or Willow Vale?
Gross rental yield on houses is 3.98% in Braemar vs 3.02% in Willow Vale. 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.
Keep comparing
The two suburbs
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