Darlington vs Bedford Park.
Comparing two suburbs with median house prices of $870,000 and $987,500.
Darlington (median $870,000) is roughly 12% cheaper to buy into than Bedford Park ($987,500). Over the past year, Bedford Park (+12.2%) ran 17.8 percentage points ahead of Darlington (-5.6%) on house-price growth.
Bedford Park scores higher on walkability (22/100 vs 34/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Darlington (1065) sits above Bedford Park (1056). Darlington skews owner-occupied (68%), Bedford Park runs more rental-dense (47% owner).
For buyers
Darlington is the lower entry point at $870,000 median, 12% 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: Darlington delivers the better gross yield (3.35% vs 1.47%), but Bedford Park 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
Darlington edges out on average school ICSEA (1065 vs 1056).
Common questions
Is Darlington or Bedford Park cheaper to buy in?
Darlington has the lower median house price at $870,000, roughly 12% below Bedford Park ($987,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Darlington or Bedford Park?
Over the past 12 months, Bedford Park grew +12.2% vs -5.6% in Darlington, a gap of 17.8 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 Darlington or Bedford Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Darlington scores 1065 vs 1056 in Bedford Park. 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, Darlington or Bedford Park?
Bedford Park scores 34/100 on walkability vs 22/100. 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, Darlington or Bedford Park?
Gross rental yield on houses is 3.35% in Darlington vs 1.47% in Bedford Park. 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 Darlington against another suburb