Earlwood vs Bardwell Valley.
Comparing two suburbs with median house prices of $2,100,000 and $1,905,000. Bardwell Valley edges out on more headline metrics in this comparison.
Bardwell Valley (median $1,905,000) is roughly 10% cheaper to buy into than Earlwood ($2,100,000). Over the past year, Bardwell Valley (+3%) ran 5.6 percentage points ahead of Earlwood (-2.6%) on house-price growth.
Bardwell Valley scores higher on walkability (12/100 vs 36/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bardwell Valley (1072) sits above Earlwood (1058).
For buyers
Bardwell Valley is the lower entry point at $1,905,000 median, 10% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bardwell Valley carries both higher gross yield (2.59% vs 2.48%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Bardwell Valley edges out on average school ICSEA (1072 vs 1058).
Common questions
Is Earlwood or Bardwell Valley cheaper to buy in?
Bardwell Valley has the lower median house price at $1,905,000, roughly 10% below Earlwood ($2,100,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Earlwood or Bardwell Valley?
Over the past 12 months, Bardwell Valley grew +3% vs -2.6% in Earlwood, a gap of 5.6 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 Earlwood or Bardwell Valley have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bardwell Valley scores 1072 vs 1058 in Earlwood. 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, Earlwood or Bardwell Valley?
Bardwell Valley scores 36/100 on walkability vs 12/100. 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, Earlwood or Bardwell Valley?
Gross rental yield on houses is 2.59% in Bardwell Valley vs 2.48% in Earlwood. 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).
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