Clunes vs Boat Harbour
Clunes (median $1,175,150) is roughly 9% cheaper to buy into than Boat Harbour ($1,290,000). Over the past year, Boat Harbour (+17.3%) ran 24.6 percentage points ahead of Clunes (-7.3%) on house-price growth.
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Clunes and Boat Harbour side by side
| Measure | Clunes | Boat Harbour |
|---|---|---|
| Price and market | ||
| Median house | $1,175,150 | $1,290,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | -7.3% | +17.3% |
| Renting | ||
| House rent | $620/wk | $620/wk |
| Unit rent | $435/wk | $435/wk |
| Owner occupied | 76.0% | – |
| Renter occupied | 23.0% | – |
| Schools | ||
| Schools nearby | 10 | 20 |
| Average ICSEA | 1044 | 998 |
| Lifestyle and people | ||
| Walk score | 16 | 0 |
| Transit score | 0 | 0 |
| Bike score | 0 | 0 |
| Population | 907 | – |
| Median age | 43 | – |
| Climate | ||
| Annual rainfall | 1464 mm | 1315 mm |
| Mean max, January | 29.2°C | 29.5°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
Clunes 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 Clunes (1044) sits above Boat Harbour (998).
- For buyers
- Clunes is the lower entry point at $1,175,150 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: Clunes delivers the better gross yield (2.74% vs 2.50%), but Boat Harbour 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
- Clunes edges out on average school ICSEA (1044 vs 998).
Clunes vs Boat Harbour: common questions
Is Clunes or Boat Harbour cheaper to buy in?
Clunes has the lower median house price at $1,175,150, roughly 9% below Boat Harbour ($1,290,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Clunes or Boat Harbour?
Over the past 12 months, Boat Harbour grew +17.3% vs -7.3% in Clunes, a gap of 24.6 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 Clunes or Boat Harbour have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Clunes scores 1044 vs 998 in Boat Harbour. 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, Clunes or Boat Harbour?
Clunes 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, Clunes or Boat Harbour?
Gross rental yield on houses is 2.74% in Clunes vs 2.50% in Boat Harbour. 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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