Coombs vs Denman Prospect
Coombs (median $990,000) is roughly 30% cheaper to buy into than Denman Prospect ($1,410,000).
Buying in Coombs or Denman Prospect?
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Coombs and Denman Prospect side by side
| Measure | Coombs | Denman Prospect |
|---|---|---|
| Price and market | ||
| Median house | $990,000 | $1,410,000 |
| Median unit | $698,500 | $622,000 |
| Renting | ||
| House rent | $480/wk | $498/wk |
| Unit rent | $480/wk | $498/wk |
| Owner occupied | 70.0% | 85.0% |
| Renter occupied | 28.0% | 14.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1107 | 1103 |
| Lifestyle and people | ||
| Walk score | 28 | 8 |
| Transit score | 20 | 70 |
| Bike score | 100 | 100 |
| Population | 4,851 | 2,759 |
| Median age | 30 | 31 |
| Climate | ||
| Annual rainfall | 618 mm | 664 mm |
| Mean max, January | 29.5°C | 29.2°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
Coombs scores higher on walkability (28/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Coombs (1107) sits above Denman Prospect (1103). Denman Prospect skews owner-occupied (85%), Coombs runs more rental-dense (70% owner).
- For buyers
- Coombs is the lower entry point at $990,000 median, 30% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Coombs offers the higher gross rental yield (2.52% vs 1.84%), favouring cash-flow investors.
- For families
- Coombs edges out on average school ICSEA (1107 vs 1103).
Coombs vs Denman Prospect: common questions
Is Coombs or Denman Prospect cheaper to buy in?
Coombs has the lower median house price at $990,000, roughly 30% below Denman Prospect ($1,410,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Coombs or Denman Prospect have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Coombs scores 1107 vs 1103 in Denman Prospect. 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, Coombs or Denman Prospect?
Coombs scores 28/100 on walkability vs 8/100. 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, Coombs or Denman Prospect?
Gross rental yield on houses is 2.52% in Coombs vs 1.84% in Denman Prospect. 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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