Bullsbrook vs Ellenbrook.
Comparing two suburbs with median house prices of $592,000 and $590,000. Ellenbrook edges out on more headline metrics in this comparison.
Ellenbrook (median $590,000) is roughly 0% cheaper to buy into than Bullsbrook ($592,000).
On school quality, the average ICSEA across schools serving Ellenbrook (1009) sits above Bullsbrook (999).
For buyers
Ellenbrook is the lower entry point at $590,000 median, 0% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Ellenbrook offers the higher gross rental yield (3.22% vs 3.07%), favouring cash-flow investors.
For families
Ellenbrook edges out on average school ICSEA (1009 vs 999).
Common questions
Is Bullsbrook or Ellenbrook cheaper to buy in?
Ellenbrook has the lower median house price at $590,000, roughly 0% below Bullsbrook ($592,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Bullsbrook or Ellenbrook have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Ellenbrook scores 1009 vs 999 in Bullsbrook. 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 suburb has higher rental yield, Bullsbrook or Ellenbrook?
Gross rental yield on houses is 3.22% in Ellenbrook vs 3.07% in Bullsbrook. 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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