Buff Point vs Toukley.
Comparing two suburbs with median house prices of $825,000 and $865,000.
Buff Point (median $825,000) is roughly 5% cheaper to buy into than Toukley ($865,000). Over the past year, Toukley (+5.5%) ran 4.9 percentage points ahead of Buff Point (+0.6%) on house-price growth.
Toukley scores higher on walkability (0/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Buff Point (950) sits above Toukley (947). Buff Point skews owner-occupied (75%), Toukley runs more rental-dense (55% owner).
For buyers
Buff Point is the lower entry point at $825,000 median, 5% 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: Buff Point delivers the better gross yield (2.43% vs 2.10%), but Toukley 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
Buff Point edges out on average school ICSEA (950 vs 947). Buff Point also has a higher family-household share (69% vs 59%), so the catchment community skews family-heavy.
Common questions
Is Buff Point or Toukley cheaper to buy in?
Buff Point has the lower median house price at $825,000, roughly 5% below Toukley ($865,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Buff Point or Toukley?
Over the past 12 months, Toukley grew +5.5% vs +0.6% in Buff Point, a gap of 4.9 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 Buff Point or Toukley have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Buff Point scores 950 vs 947 in Toukley. 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, Buff Point or Toukley?
Toukley scores 16/100 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, Buff Point or Toukley?
Gross rental yield on houses is 2.43% in Buff Point vs 2.10% in Toukley. 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).
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