Calwell vs Richardson.
Comparing two suburbs with median house prices of $845,000 and $805,000. Richardson edges out on more headline metrics in this comparison.
Richardson (median $805,000) is roughly 5% cheaper to buy into than Calwell ($845,000).
On school quality, the average ICSEA across schools serving Richardson (1034) sits above Calwell (1032). Calwell skews owner-occupied (83%), Richardson runs more rental-dense (73% owner).
For buyers
Richardson is the lower entry point at $805,000 median, 5% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Richardson offers the higher gross rental yield (2.78% vs 2.65%), favouring cash-flow investors.
For families
Richardson edges out on average school ICSEA (1034 vs 1032).
Common questions
Is Calwell or Richardson cheaper to buy in?
Richardson has the lower median house price at $805,000, roughly 5% below Calwell ($845,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Calwell or Richardson have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Richardson scores 1034 vs 1032 in Calwell. 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, Calwell or Richardson?
Gross rental yield on houses is 2.78% in Richardson vs 2.65% in Calwell. 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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