Brightwaters vs Windermere Park
Windermere Park (median $745,000) is roughly 31% cheaper to buy into than Brightwaters ($1,085,000).
Buying in Brightwaters or Windermere Park?
Selling in Brightwaters? The free selling guide
Brightwaters and Windermere Park side by side
| Measure | Brightwaters | Windermere Park |
|---|---|---|
| Price and market | ||
| Median house | $1,085,000 | $745,000 |
| Median unit | $278,640 | $278,640 |
| House price change, 12 months | – | +8.8% |
| Renting | ||
| House rent | $695/wk | $695/wk |
| Owner occupied | 80.0% | 72.0% |
| Renter occupied | 20.0% | 27.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 968 | 970 |
| Lifestyle and people | ||
| Walk score | 0 | 14 |
| Transit score | 0 | 0 |
| Bike score | 25 | 55 |
| Population | 875 | 722 |
| Median age | 50 | 38 |
| Climate | ||
| Annual rainfall | 1116 mm | 1116 mm |
| Mean max, January | 27.9°C | 27.9°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
Windermere Park scores higher on walkability (0/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Windermere Park (970) sits above Brightwaters (968).
- For buyers
- Windermere Park is the lower entry point at $745,000 median, 31% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Windermere Park offers the higher gross rental yield (4.85% vs 3.33%), favouring cash-flow investors.
- For families
- Windermere Park edges out on average school ICSEA (970 vs 968).
Brightwaters vs Windermere Park: common questions
Is Brightwaters or Windermere Park cheaper to buy in?
Windermere Park has the lower median house price at $745,000, roughly 31% below Brightwaters ($1,085,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Brightwaters or Windermere Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Windermere Park scores 970 vs 968 in Brightwaters. 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, Brightwaters or Windermere Park?
Windermere Park scores 14/100 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, Brightwaters or Windermere Park?
Gross rental yield on houses is 4.85% in Windermere Park vs 3.33% in Brightwaters. 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
Compare Brightwaters with
Choosing between Brightwaters and Windermere Park?
The free buying guide: budget, schemes, inspections and how not to overpay.