Busby vs Heckenberg
Heckenberg (median $970,000) is roughly 0% cheaper to buy into than Busby ($972,500). Over the past year, Heckenberg (+10.9%) ran 0.4 percentage points ahead of Busby (+10.5%) on house-price growth.
Buying in Busby or Heckenberg?
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Busby and Heckenberg side by side
| Measure | Busby | Heckenberg |
|---|---|---|
| Price and market | ||
| Median house | $972,500 | $970,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +10.5% | +10.9% |
| Renting | ||
| House rent | $650/wk | $650/wk |
| Owner occupied | 45.0% | 48.0% |
| Renter occupied | 51.0% | 49.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 931 | 927 |
| Lifestyle and people | ||
| Walk score | 8 | 2 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,446 | 3,263 |
| Median age | 32 | 32 |
| Climate | ||
| Annual rainfall | 770 mm | 770 mm |
| Mean max, January | 29.6°C | 29.6°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
Busby 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 Busby (931) sits above Heckenberg (927).
- For buyers
- Heckenberg is the lower entry point at $970,000 median, 0% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Heckenberg carries both higher gross yield (3.48% vs 3.48%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Busby edges out on average school ICSEA (931 vs 927).
Busby vs Heckenberg: common questions
Is Busby or Heckenberg cheaper to buy in?
Heckenberg has the lower median house price at $970,000, roughly 0% below Busby ($972,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Busby or Heckenberg?
Over the past 12 months, Heckenberg grew +10.9% vs +10.5% in Busby, a gap of 0.4 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 Busby or Heckenberg have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Busby scores 931 vs 927 in Heckenberg. 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, Busby or Heckenberg?
Busby 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, Busby or Heckenberg?
Gross rental yield on houses is 3.48% in Heckenberg vs 3.48% in Busby. 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
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