East Seaham vs Glen Oak.
Comparing two suburbs with median house prices of $1,000,000 and $1,380,000. Glen Oak edges out on more headline metrics in this comparison.
East Seaham (median $1,000,000) is roughly 28% cheaper to buy into than Glen Oak ($1,380,000). Over the past year, Glen Oak (0%) ran 6.5 percentage points ahead of East Seaham (-6.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Glen Oak (967) sits above East Seaham (963).
For buyers
East Seaham is the lower entry point at $1,000,000 median, 28% 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 2.41%), but Glen Oak 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
Glen Oak edges out on average school ICSEA (967 vs 963). Glen Oak also has a higher family-household share (93% vs 80%), so the catchment community skews family-heavy.
Common questions
Is East Seaham or Glen Oak cheaper to buy in?
East Seaham has the lower median house price at $1,000,000, roughly 28% below Glen Oak ($1,380,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, East Seaham or Glen Oak?
Over the past 12 months, Glen Oak grew 0% vs -6.5% in East Seaham, a gap of 6.5 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 Glen Oak have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Glen Oak scores 967 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 Glen Oak?
Gross rental yield on houses is 3.12% in East Seaham vs 2.41% in Glen Oak. 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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