Eagle Vale vs Raby.
Comparing two suburbs with median house prices of $920,000 and $981,000.
Eagle Vale (median $920,000) is roughly 6% cheaper to buy into than Raby ($981,000). Over the past year, Raby (+5.5%) ran 2.9 percentage points ahead of Eagle Vale (+2.6%) on house-price growth.
Eagle Vale scores higher on walkability (6/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Raby (991) sits above Eagle Vale (985).
For buyers
Eagle Vale is the lower entry point at $920,000 median, 6% 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: Eagle Vale delivers the better gross yield (3.67% vs 3.45%), but Raby 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
Raby edges out on average school ICSEA (991 vs 985).
Common questions
Is Eagle Vale or Raby cheaper to buy in?
Eagle Vale has the lower median house price at $920,000, roughly 6% below Raby ($981,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Eagle Vale or Raby?
Over the past 12 months, Raby grew +5.5% vs +2.6% in Eagle Vale, a gap of 2.9 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 Eagle Vale or Raby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Raby scores 991 vs 985 in Eagle Vale. 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, Eagle Vale or Raby?
Eagle Vale scores 6/100 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, Eagle Vale or Raby?
Gross rental yield on houses is 3.67% in Eagle Vale vs 3.45% in Raby. 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 Eagle Vale against another suburb