Cabramatta West vs Bonnyrigg.
Comparing two suburbs with median house prices of $1,400,000 and $1,137,500. Bonnyrigg edges out on more headline metrics in this comparison.
Bonnyrigg (median $1,137,500) is roughly 23% cheaper to buy into than Cabramatta West ($1,400,000). Over the past year, Bonnyrigg (+20.4%) ran 14.7 percentage points ahead of Cabramatta West (+5.7%) on house-price growth.
On school quality, the average ICSEA across schools serving Cabramatta West (954) sits above Bonnyrigg (946).
For buyers
Bonnyrigg is the lower entry point at $1,137,500 median, 23% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bonnyrigg carries both higher gross yield (3.20% vs 2.60%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Cabramatta West edges out on average school ICSEA (954 vs 946).
Common questions
Is Cabramatta West or Bonnyrigg cheaper to buy in?
Bonnyrigg has the lower median house price at $1,137,500, roughly 23% below Cabramatta West ($1,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Cabramatta West or Bonnyrigg?
Over the past 12 months, Bonnyrigg grew +20.4% vs +5.7% in Cabramatta West, a gap of 14.7 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 Cabramatta West or Bonnyrigg have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Cabramatta West scores 954 vs 946 in Bonnyrigg. 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, Cabramatta West or Bonnyrigg?
Gross rental yield on houses is 3.20% in Bonnyrigg vs 2.60% in Cabramatta West. 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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