Denman Prospect vs Coombs.
Comparing two suburbs with median house prices of $1,410,000 and $990,000. Coombs edges out on more headline metrics in this comparison.
Coombs (median $990,000) is roughly 42% cheaper to buy into than Denman Prospect ($1,410,000).
Coombs scores higher on walkability (8/100 vs 28/100 ), 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, 42% 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).
Common questions
Is Denman Prospect or Coombs cheaper to buy in?
Coombs has the lower median house price at $990,000, roughly 42% below Denman Prospect ($1,410,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Denman Prospect or Coombs 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, Denman Prospect or Coombs?
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, Denman Prospect or Coombs?
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.
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 Denman Prospect against another suburb