Broulee vs Tomakin
Tomakin (median $955,000) is roughly 20% cheaper to buy into than Broulee ($1,190,000). Over the past year, Tomakin (+13%) ran 4.8 percentage points ahead of Broulee (+8.2%) on house-price growth.
Buying in Broulee or Tomakin?
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Broulee and Tomakin side by side
| Measure | Broulee | Tomakin |
|---|---|---|
| Price and market | ||
| Median house | $1,190,000 | $955,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | +8.2% | +13.0% |
| Renting | ||
| House rent | $600/wk | $600/wk |
| Owner occupied | 68.0% | 76.0% |
| Renter occupied | 20.0% | 20.0% |
| Schools | ||
| Schools nearby | 4 | 6 |
| Average ICSEA | 959 | 956 |
| Lifestyle and people | ||
| Walk score | 8 | 2 |
| Transit score | 0 | 0 |
| Bike score | 15 | 0 |
| Population | 1,947 | 1,233 |
| Median age | 50 | 54 |
| Climate | ||
| Annual rainfall | 875 mm | 892 mm |
| Mean max, January | 25.0°C | 25.0°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
Broulee scores higher on walkability (8/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Broulee (959) sits above Tomakin (956).
- For buyers
- Tomakin is the lower entry point at $955,000 median, 20% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Tomakin carries both higher gross yield (3.27% vs 2.62%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Broulee edges out on average school ICSEA (959 vs 956).
Broulee vs Tomakin: common questions
Is Broulee or Tomakin cheaper to buy in?
Tomakin has the lower median house price at $955,000, roughly 20% below Broulee ($1,190,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Broulee or Tomakin?
Over the past 12 months, Tomakin grew +13% vs +8.2% in Broulee, a gap of 4.8 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 Broulee or Tomakin have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Broulee scores 959 vs 956 in Tomakin. 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, Broulee or Tomakin?
Broulee scores 8/100 on walkability vs 2/100. 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, Broulee or Tomakin?
Gross rental yield on houses is 3.27% in Tomakin vs 2.62% in Broulee. 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.
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