Caves Beach vs Murrays Beach
Murrays Beach (median $1,194,750) is roughly 15% cheaper to buy into than Caves Beach ($1,400,000). Over the past year, Caves Beach (+8.1%) ran 4.2 percentage points ahead of Murrays Beach (+3.9%) on house-price growth.
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Caves Beach and Murrays Beach side by side
| Measure | Caves Beach | Murrays Beach |
|---|---|---|
| Price and market | ||
| Median house | $1,400,000 | $1,194,750 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +8.1% | +3.9% |
| Renting | ||
| House rent | $750/wk | $750/wk |
| Unit rent | $550/wk | $550/wk |
| Owner occupied | 79.0% | 94.0% |
| Renter occupied | 18.0% | 9.0% |
| Schools | ||
| Schools nearby | 19 | 20 |
| Average ICSEA | 994 | 988 |
| Lifestyle and people | ||
| Walk score | 16 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 90 |
| Population | 4,016 | 882 |
| Median age | 49 | 44 |
| Climate | ||
| Annual rainfall | 1172 mm | 1163 mm |
| Mean max, January | 27.3°C | 27.5°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
Caves Beach scores higher on walkability (16/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Caves Beach (994) sits above Murrays Beach (988). Murrays Beach skews owner-occupied (94%), Caves Beach runs more rental-dense (79% owner).
- For buyers
- Murrays Beach is the lower entry point at $1,194,750 median, 15% 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: Murrays Beach delivers the better gross yield (3.26% vs 2.79%), but Caves Beach 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
- Caves Beach edges out on average school ICSEA (994 vs 988). Murrays Beach also has a higher family-household share (92% vs 77%), so the catchment community skews family-heavy.
Caves Beach vs Murrays Beach: common questions
Is Caves Beach or Murrays Beach cheaper to buy in?
Murrays Beach has the lower median house price at $1,194,750, roughly 15% below Caves Beach ($1,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Caves Beach or Murrays Beach?
Over the past 12 months, Caves Beach grew +8.1% vs +3.9% in Murrays Beach, a gap of 4.2 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 Caves Beach or Murrays Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Caves Beach scores 994 vs 988 in Murrays Beach. 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, Caves Beach or Murrays Beach?
Caves Beach scores 16/100 on walkability vs 0/100. 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, Caves Beach or Murrays Beach?
Gross rental yield on houses is 3.26% in Murrays Beach vs 2.79% in Caves Beach. 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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