Daleys Point vs Empire Bay.
Comparing two suburbs with median house prices of $1,550,000 and $1,117,500. Empire Bay edges out on more headline metrics in this comparison.
Empire Bay (median $1,117,500) is roughly 39% cheaper to buy into than Daleys Point ($1,550,000). Over the past year, Empire Bay (-3.2%) ran 6.9 percentage points ahead of Daleys Point (-10.1%) on house-price growth.
On school quality, the average ICSEA across schools serving Daleys Point (1037) sits above Empire Bay (1033). Empire Bay skews owner-occupied (80%), Daleys Point runs more rental-dense (69% owner).
For buyers
Empire Bay is the lower entry point at $1,117,500 median, 39% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Empire Bay carries both higher gross yield (3.23% vs 2.33%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Daleys Point edges out on average school ICSEA (1037 vs 1033). Empire Bay also has a higher family-household share (78% vs 68%), so the catchment community skews family-heavy.
Common questions
Is Daleys Point or Empire Bay cheaper to buy in?
Empire Bay has the lower median house price at $1,117,500, roughly 39% below Daleys Point ($1,550,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Daleys Point or Empire Bay?
Over the past 12 months, Empire Bay grew -3.2% vs -10.1% in Daleys Point, a gap of 6.9 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 Daleys Point or Empire Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Daleys Point scores 1037 vs 1033 in Empire Bay. 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 suburb has higher rental yield, Daleys Point or Empire Bay?
Gross rental yield on houses is 3.23% in Empire Bay vs 2.33% in Daleys Point. 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 Daleys Point against another suburb