Cobbitty vs Kirkham.
Comparing two suburbs with median house prices of $1,178,000 and $2,927,500. Cobbitty edges out on more headline metrics in this comparison.
Cobbitty (median $1,178,000) is roughly 60% cheaper to buy into than Kirkham ($2,927,500). Over the past year, Cobbitty (+13.3%) ran 13.3 percentage points ahead of Kirkham (0%) on house-price growth.
Cobbitty scores higher on walkability (4/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Cobbitty (1029) sits above Kirkham (1026). Kirkham skews owner-occupied (97%), Cobbitty runs more rental-dense (71% owner).
For buyers
Cobbitty is the lower entry point at $1,178,000 median, 60% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Cobbitty carries both higher gross yield (2.21% vs 0.89%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Cobbitty edges out on average school ICSEA (1029 vs 1026). Kirkham also has a higher family-household share (96% vs 84%), so the catchment community skews family-heavy.
Common questions
Is Cobbitty or Kirkham cheaper to buy in?
Cobbitty has the lower median house price at $1,178,000, roughly 60% below Kirkham ($2,927,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Cobbitty or Kirkham?
Over the past 12 months, Cobbitty grew +13.3% vs 0% in Kirkham, a gap of 13.3 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 Cobbitty or Kirkham have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Cobbitty scores 1029 vs 1026 in Kirkham. 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, Cobbitty or Kirkham?
Cobbitty scores 4/100 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, Cobbitty or Kirkham?
Gross rental yield on houses is 2.21% in Cobbitty vs 0.89% in Kirkham. 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 Cobbitty against another suburb