Eleebana vs Warners Bay.
Comparing two suburbs with median house prices of $1,312,500 and $1,100,000. Warners Bay edges out on more headline metrics in this comparison.
Warners Bay (median $1,100,000) is roughly 19% cheaper to buy into than Eleebana ($1,312,500). Over the past year, Warners Bay (+17.6%) ran 10.9 percentage points ahead of Eleebana (+6.7%) on house-price growth.
Warners Bay scores higher on walkability (0/100 vs 12/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Eleebana (980) sits above Warners Bay (973). Eleebana skews owner-occupied (85%), Warners Bay runs more rental-dense (75% owner).
For buyers
Warners Bay is the lower entry point at $1,100,000 median, 19% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Warners Bay carries both higher gross yield (3.43% vs 2.87%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Eleebana edges out on average school ICSEA (980 vs 973). Eleebana also has a higher family-household share (80% vs 69%), so the catchment community skews family-heavy.
Common questions
Is Eleebana or Warners Bay cheaper to buy in?
Warners Bay has the lower median house price at $1,100,000, roughly 19% below Eleebana ($1,312,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Eleebana or Warners Bay?
Over the past 12 months, Warners Bay grew +17.6% vs +6.7% in Eleebana, a gap of 10.9 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 Eleebana or Warners Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eleebana scores 980 vs 973 in Warners Bay. 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, Eleebana or Warners Bay?
Warners Bay scores 12/100 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, Eleebana or Warners Bay?
Gross rental yield on houses is 3.43% in Warners Bay vs 2.87% in Eleebana. 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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