Essendon West vs Avondale Heights.
Comparing two suburbs with median house prices of $1,581,300 and $990,000. Avondale Heights edges out on more headline metrics in this comparison.
Avondale Heights (median $990,000) is roughly 60% cheaper to buy into than Essendon West ($1,581,300).
Avondale Heights scores higher on walkability (2/100 vs 32/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Essendon West (1083) sits above Avondale Heights (1038).
For buyers
Avondale Heights is the lower entry point at $990,000 median, 60% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Avondale Heights offers the higher gross rental yield (3.05% vs 1.27%), favouring cash-flow investors.
For families
Essendon West edges out on average school ICSEA (1083 vs 1038).
Common questions
Is Essendon West or Avondale Heights cheaper to buy in?
Avondale Heights has the lower median house price at $990,000, roughly 60% below Essendon West ($1,581,300). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Essendon West or Avondale Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Essendon West scores 1083 vs 1038 in Avondale Heights. 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, Essendon West or Avondale Heights?
Avondale Heights scores 32/100 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, Essendon West or Avondale Heights?
Gross rental yield on houses is 3.05% in Avondale Heights vs 1.27% in Essendon West. 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 Essendon West against another suburb