East Seaham vs Brandy Hill.
Comparing two suburbs with median house prices of $1,000,000 and $1,423,000. Brandy Hill edges out on more headline metrics in this comparison.
East Seaham (median $1,000,000) is roughly 30% cheaper to buy into than Brandy Hill ($1,423,000). Over the past year, Brandy Hill (+8.5%) ran 15.0 percentage points ahead of East Seaham (-6.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Brandy Hill (970) sits above East Seaham (963). Brandy Hill skews owner-occupied (99%), East Seaham runs more rental-dense (84% owner).
For buyers
East Seaham is the lower entry point at $1,000,000 median, 30% 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: East Seaham delivers the better gross yield (3.12% vs 2.19%), but Brandy Hill 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
Brandy Hill edges out on average school ICSEA (970 vs 963). Brandy Hill also has a higher family-household share (90% vs 80%), so the catchment community skews family-heavy.
Common questions
Is East Seaham or Brandy Hill cheaper to buy in?
East Seaham has the lower median house price at $1,000,000, roughly 30% below Brandy Hill ($1,423,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, East Seaham or Brandy Hill?
Over the past 12 months, Brandy Hill grew +8.5% vs -6.5% in East Seaham, a gap of 15.0 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 East Seaham or Brandy Hill have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Brandy Hill scores 970 vs 963 in East Seaham. 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, East Seaham or Brandy Hill?
Gross rental yield on houses is 3.12% in East Seaham vs 2.19% in Brandy Hill. 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 East Seaham against another suburb