Emu Heights vs Leonay.
Comparing two suburbs with median house prices of $1,102,500 and $1,300,000. Emu Heights edges out on more headline metrics in this comparison.
Emu Heights (median $1,102,500) is roughly 15% cheaper to buy into than Leonay ($1,300,000). Over the past year, Emu Heights (+10.3%) ran 4.2 percentage points ahead of Leonay (+6.1%) on house-price growth.
Emu Heights scores higher on walkability (8/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Emu Heights (1050) sits above Leonay (1033).
For buyers
Emu Heights is the lower entry point at $1,102,500 median, 15% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Emu Heights carries both higher gross yield (3.11% vs 2.64%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Emu Heights edges out on average school ICSEA (1050 vs 1033).
Common questions
Is Emu Heights or Leonay cheaper to buy in?
Emu Heights has the lower median house price at $1,102,500, roughly 15% below Leonay ($1,300,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Emu Heights or Leonay?
Over the past 12 months, Emu Heights grew +10.3% vs +6.1% in Leonay, a gap of 4.2 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 Emu Heights or Leonay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Emu Heights scores 1050 vs 1033 in Leonay. 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, Emu Heights or Leonay?
Emu Heights scores 8/100 on walkability vs 2/100. 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, Emu Heights or Leonay?
Gross rental yield on houses is 3.11% in Emu Heights vs 2.64% in Leonay. 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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