Busby vs Miller
Busby (median $972,500) is roughly 5% cheaper to buy into than Miller ($1,020,000). Over the past year, Miller (+14.6%) ran 4.1 percentage points ahead of Busby (+10.5%) on house-price growth.
Buying in Busby or Miller?
Selling in Busby? The free selling guide
Busby and Miller side by side
| Measure | Busby | Miller |
|---|---|---|
| Price and market | ||
| Median house | $972,500 | $1,020,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +10.5% | +14.6% |
| Renting | ||
| House rent | $650/wk | $650/wk |
| Owner occupied | 45.0% | 32.0% |
| Renter occupied | 51.0% | 64.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 931 | 941 |
| Lifestyle and people | ||
| Walk score | 8 | 4 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,446 | 3,374 |
| Median age | 32 | 35 |
| Climate | ||
| Annual rainfall | 770 mm | 726 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 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Miller (941) sits above Busby (931). Busby skews owner-occupied (45%), Miller runs more rental-dense (32% owner).
- For buyers
- Busby is the lower entry point at $972,500 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: Busby delivers the better gross yield (3.48% vs 3.31%), but Miller 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
- Miller edges out on average school ICSEA (941 vs 931). Busby also has a higher family-household share (77% vs 63%), so the catchment community skews family-heavy.
Busby vs Miller: common questions
Is Busby or Miller cheaper to buy in?
Busby has the lower median house price at $972,500, roughly 5% below Miller ($1,020,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Busby or Miller?
Over the past 12 months, Miller grew +14.6% vs +10.5% in Busby, a gap of 4.1 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 Miller have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Miller scores 941 vs 931 in Busby. 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 Miller?
Busby scores 8/100 on walkability vs 4/100. 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 Miller?
Gross rental yield on houses is 3.48% in Busby vs 3.31% in Miller. 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
Compare Busby with
Choosing between Busby and Miller?
The free buying guide: budget, schemes, inspections and how not to overpay.