Bungendore vs Carwoola
Bungendore (median $1,050,000) is roughly 36% cheaper to buy into than Carwoola ($1,630,000). Over the past year, Carwoola (+5.2%) ran 2.3 percentage points ahead of Bungendore (+2.9%) on house-price growth.
Buying in Bungendore or Carwoola?
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Bungendore and Carwoola side by side
| Measure | Bungendore | Carwoola |
|---|---|---|
| Price and market | ||
| Median house | $1,050,000 | $1,630,000 |
| Median unit | $377,280 | – |
| House price change, 12 months | +2.9% | +5.2% |
| Renting | ||
| House rent | $820/wk | $695/wk |
| Unit rent | – | $433/wk |
| Owner occupied | 85.0% | 91.0% |
| Renter occupied | 14.0% | 6.0% |
| Schools | ||
| Schools nearby | 2 | 20 |
| Average ICSEA | 1037 | 1039 |
| Lifestyle and people | ||
| Walk score | 16 | 0 |
| Transit score | 0 | 0 |
| Bike score | 15 | 0 |
| Population | 4,745 | 1,602 |
| Median age | 38 | 44 |
| Climate | ||
| Annual rainfall | 620 mm | 612 mm |
| Mean max, January | 28.1°C | 27.8°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
Bungendore scores higher on walkability (16/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Carwoola (1039) sits above Bungendore (1037).
- For buyers
- Bungendore is the lower entry point at $1,050,000 median, 36% 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: Bungendore delivers the better gross yield (4.06% vs 2.22%), but Carwoola 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
- Carwoola edges out on average school ICSEA (1039 vs 1037).
Bungendore vs Carwoola: common questions
Is Bungendore or Carwoola cheaper to buy in?
Bungendore has the lower median house price at $1,050,000, roughly 36% below Carwoola ($1,630,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bungendore or Carwoola?
Over the past 12 months, Carwoola grew +5.2% vs +2.9% in Bungendore, a gap of 2.3 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 Bungendore or Carwoola have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Carwoola scores 1039 vs 1037 in Bungendore. 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, Bungendore or Carwoola?
Bungendore 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, Bungendore or Carwoola?
Gross rental yield on houses is 4.06% in Bungendore vs 2.22% in Carwoola. 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
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