Clarence Gardens vs Black Forest.
Comparing two suburbs with median house prices of $1,486,327 and $1,485,500. Black Forest edges out on more headline metrics in this comparison.
Black Forest (median $1,485,500) is roughly 0% cheaper to buy into than Clarence Gardens ($1,486,327). Over the past year, Black Forest (+36.3%) ran 0.9 percentage points ahead of Clarence Gardens (+35.4%) on house-price growth.
Black Forest scores higher on walkability (32/100 vs 52/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Black Forest (1096) sits above Clarence Gardens (1078). Clarence Gardens skews owner-occupied (75%), Black Forest runs more rental-dense (58% owner).
For buyers
Black Forest is the lower entry point at $1,485,500 median, 0% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Black Forest carries both higher gross yield (2.35% vs 2.24%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Black Forest edges out on average school ICSEA (1096 vs 1078). Clarence Gardens also has a higher family-household share (74% vs 63%), so the catchment community skews family-heavy.
Common questions
Is Clarence Gardens or Black Forest cheaper to buy in?
Black Forest has the lower median house price at $1,485,500, roughly 0% below Clarence Gardens ($1,486,327). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Clarence Gardens or Black Forest?
Over the past 12 months, Black Forest grew +36.3% vs +35.4% in Clarence Gardens, a gap of 0.9 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 Clarence Gardens or Black Forest have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Black Forest scores 1096 vs 1078 in Clarence Gardens. 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, Clarence Gardens or Black Forest?
Black Forest scores 52/100 on walkability vs 32/100. 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, Clarence Gardens or Black Forest?
Gross rental yield on houses is 2.35% in Black Forest vs 2.24% in Clarence Gardens. 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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