Calderwood vs Avondale.
Comparing two suburbs with median house prices of $905,000 and $830,000. Avondale edges out on more headline metrics in this comparison.
Avondale (median $830,000) is roughly 9% cheaper to buy into than Calderwood ($905,000). Over the past year, Avondale (+0.6%) ran 6.3 percentage points ahead of Calderwood (-5.7%) on house-price growth.
On school quality, the average ICSEA across schools serving Calderwood (982) sits above Avondale (976).
For buyers
Avondale is the lower entry point at $830,000 median, 9% 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: Calderwood delivers the better gross yield (4.60% vs 4.39%), but Avondale 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
Calderwood edges out on average school ICSEA (982 vs 976). Calderwood also has a higher family-household share (91% vs 73%), so the catchment community skews family-heavy.
Common questions
Is Calderwood or Avondale cheaper to buy in?
Avondale has the lower median house price at $830,000, roughly 9% below Calderwood ($905,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Calderwood or Avondale?
Over the past 12 months, Avondale grew +0.6% vs -5.7% in Calderwood, a gap of 6.3 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 Calderwood or Avondale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Calderwood scores 982 vs 976 in Avondale. 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, Calderwood or Avondale?
Gross rental yield on houses is 4.60% in Calderwood vs 4.39% in Avondale. 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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