Breakwater vs Newcomb.
Comparing two suburbs with median house prices of $602,500 and $567,500. Newcomb edges out on more headline metrics in this comparison.
Newcomb (median $567,500) is roughly 6% cheaper to buy into than Breakwater ($602,500).
Newcomb scores higher on walkability (4/100 vs 32/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Newcomb (1033) sits above Breakwater (1028).
For buyers
Newcomb is the lower entry point at $567,500 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Newcomb offers the higher gross rental yield (2.79% vs 2.63%), favouring cash-flow investors.
For families
Newcomb edges out on average school ICSEA (1033 vs 1028).
Common questions
Is Breakwater or Newcomb cheaper to buy in?
Newcomb has the lower median house price at $567,500, roughly 6% below Breakwater ($602,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Breakwater or Newcomb have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Newcomb scores 1033 vs 1028 in Breakwater. 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, Breakwater or Newcomb?
Newcomb scores 32/100 on walkability vs 4/100. 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, Breakwater or Newcomb?
Gross rental yield on houses is 2.79% in Newcomb vs 2.63% in Breakwater. 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).
Compare Breakwater against another suburb