Budgewoi vs Buff Point
Budgewoi (median $775,000) is roughly 6% cheaper to buy into than Buff Point ($825,000). Over the past year, Budgewoi (+6.9%) ran 6.3 percentage points ahead of Buff Point (+0.6%) on house-price growth.
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Budgewoi and Buff Point side by side
| Measure | Budgewoi | Buff Point |
|---|---|---|
| Price and market | ||
| Median house | $775,000 | $825,000 |
| Median unit | $274,320 | $274,320 |
| House price change, 12 months | +6.9% | +0.6% |
| Renting | ||
| House rent | $630/wk | $630/wk |
| Unit rent | $480/wk | $480/wk |
| Owner occupied | 68.0% | 75.0% |
| Renter occupied | 29.0% | 22.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 948 | 950 |
| Lifestyle and people | ||
| Walk score | 20 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,497 | 3,559 |
| Median age | 44 | 44 |
| Climate | ||
| Annual rainfall | 1153 mm | 1153 mm |
| Mean max, January | 27.0°C | 27.0°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
Budgewoi scores higher on walkability (20/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Buff Point (950) sits above Budgewoi (948).
- For buyers
- Budgewoi is the lower entry point at $775,000 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Budgewoi carries both higher gross yield (4.23% vs 3.97%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Buff Point edges out on average school ICSEA (950 vs 948).
Budgewoi vs Buff Point: common questions
Is Budgewoi or Buff Point cheaper to buy in?
Budgewoi has the lower median house price at $775,000, roughly 6% below Buff Point ($825,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Budgewoi or Buff Point?
Over the past 12 months, Budgewoi grew +6.9% vs +0.6% in Buff Point, a gap of 6.3 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 Budgewoi or Buff Point have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Buff Point scores 950 vs 948 in Budgewoi. 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, Budgewoi or Buff Point?
Budgewoi scores 20/100 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, Budgewoi or Buff Point?
Gross rental yield on houses is 4.23% in Budgewoi vs 3.97% in Buff Point. 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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The two suburbs
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