Emerald Beach vs Sandy Beach
Sandy Beach (median $915,000) is roughly 9% cheaper to buy into than Emerald Beach ($1,010,000). Over the past year, Sandy Beach (+12.6%) ran 6.8 percentage points ahead of Emerald Beach (+5.8%) on house-price growth.
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Emerald Beach and Sandy Beach side by side
| Measure | Emerald Beach | Sandy Beach |
|---|---|---|
| Price and market | ||
| Median house | $1,010,000 | $915,000 |
| Median unit | $285,120 | $285,120 |
| House price change, 12 months | +5.8% | +12.6% |
| Renting | ||
| House rent | $695/wk | $695/wk |
| Unit rent | $550/wk | $550/wk |
| Owner occupied | 77.0% | 72.0% |
| Renter occupied | 21.0% | 26.0% |
| Schools | ||
| Schools nearby | 5 | 5 |
| Average ICSEA | 1002 | 1002 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 0 | 5 |
| Population | 2,677 | 2,913 |
| Median age | 41 | 35 |
| Climate | ||
| Annual rainfall | 1532 mm | 1532 mm |
| Mean max, January | 27.5°C | 27.5°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
- For buyers
- Sandy Beach is the lower entry point at $915,000 median, 9% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Sandy Beach carries both higher gross yield (3.95% vs 3.58%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- School and household data is too similar between the two to call a winner on family fit. Check the individual profiles for street-level school catchments.
Emerald Beach vs Sandy Beach: common questions
Is Emerald Beach or Sandy Beach cheaper to buy in?
Sandy Beach has the lower median house price at $915,000, roughly 9% below Emerald Beach ($1,010,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Emerald Beach or Sandy Beach?
Over the past 12 months, Sandy Beach grew +12.6% vs +5.8% in Emerald Beach, a gap of 6.8 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.
Which suburb has higher rental yield, Emerald Beach or Sandy Beach?
Gross rental yield on houses is 3.95% in Sandy Beach vs 3.58% in Emerald Beach. 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.
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