Clarendon vs Happy Valley.
Comparing two suburbs with median house prices of $880,000 and $909,750.
Clarendon (median $880,000) is roughly 3% cheaper to buy into than Happy Valley ($909,750). Over the past year, Happy Valley (+14%) ran 14.0 percentage points ahead of Clarendon (0%) on house-price growth.
Happy Valley scores higher on walkability (2/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Clarendon (1046) sits above Happy Valley (1038).
For buyers
Clarendon is the lower entry point at $880,000 median, 3% 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: Clarendon delivers the better gross yield (3.99% vs 3.72%), but Happy Valley 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
Clarendon edges out on average school ICSEA (1046 vs 1038).
Common questions
Is Clarendon or Happy Valley cheaper to buy in?
Clarendon has the lower median house price at $880,000, roughly 3% below Happy Valley ($909,750). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Clarendon or Happy Valley?
Over the past 12 months, Happy Valley grew +14% vs 0% in Clarendon, a gap of 14.0 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 Clarendon or Happy Valley have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Clarendon scores 1046 vs 1038 in Happy Valley. 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, Clarendon or Happy Valley?
Happy Valley scores 6/100 on walkability vs 2/100. 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, Clarendon or Happy Valley?
Gross rental yield on houses is 3.99% in Clarendon vs 3.72% in Happy Valley. 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).
Compare Clarendon against another suburb