Eureka vs Clunes.
Comparing two suburbs with median house prices of $1,550,000 and $1,175,150.
Clunes (median $1,175,150) is roughly 32% cheaper to buy into than Eureka ($1,550,000). Over the past year, Eureka (+3.3%) ran 10.6 percentage points ahead of Clunes (-7.3%) on house-price growth.
Clunes scores higher on walkability (0/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Eureka (1045) sits above Clunes (1044).
For buyers
Clunes is the lower entry point at $1,175,150 median, 32% 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: Clunes delivers the better gross yield (2.74% vs 2.08%), but Eureka 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
Eureka edges out on average school ICSEA (1045 vs 1044). Clunes also has a higher family-household share (77% vs 66%), so the catchment community skews family-heavy.
Common questions
Is Eureka or Clunes cheaper to buy in?
Clunes has the lower median house price at $1,175,150, roughly 32% below Eureka ($1,550,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Eureka or Clunes?
Over the past 12 months, Eureka grew +3.3% vs -7.3% in Clunes, a gap of 10.6 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 Eureka or Clunes have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eureka scores 1045 vs 1044 in Clunes. 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, Eureka or Clunes?
Clunes scores 16/100 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, Eureka or Clunes?
Gross rental yield on houses is 2.74% in Clunes vs 2.08% in Eureka. 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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