Busby vs Sadleir
Busby (median $972,500) is roughly 1% cheaper to buy into than Sadleir ($980,000). Over the past year, Busby (+10.5%) ran 1.3 percentage points ahead of Sadleir (+9.2%) on house-price growth.
Buying in Busby or Sadleir?
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Busby and Sadleir side by side
| Measure | Busby | Sadleir |
|---|---|---|
| Price and market | ||
| Median house | $972,500 | $980,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +10.5% | +9.2% |
| Renting | ||
| House rent | $650/wk | $650/wk |
| Owner occupied | 45.0% | 43.0% |
| Renter occupied | 51.0% | 52.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 931 | 925 |
| Lifestyle and people | ||
| Walk score | 8 | 8 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,446 | 3,243 |
| Median age | 32 | 33 |
| 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
On school quality, the average ICSEA across schools serving Busby (931) sits above Sadleir (925).
- For buyers
- Busby is the lower entry point at $972,500 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Busby carries both higher gross yield (3.48% vs 3.45%) 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 925).
Busby vs Sadleir: common questions
Is Busby or Sadleir cheaper to buy in?
Busby has the lower median house price at $972,500, roughly 1% below Sadleir ($980,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Busby or Sadleir?
Over the past 12 months, Busby grew +10.5% vs +9.2% in Sadleir, a gap of 1.3 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 Busby or Sadleir have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Busby scores 931 vs 925 in Sadleir. 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, Busby or Sadleir?
Gross rental yield on houses is 3.48% in Busby vs 3.45% in Sadleir. 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.
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