Fairy Hill vs Backmede.
Comparing two suburbs with median house prices of $720,000 and $1,300,000. Fairy Hill edges out on more headline metrics in this comparison.
Fairy Hill (median $720,000) is roughly 45% cheaper to buy into than Backmede ($1,300,000). Over the past year, Backmede (0%) ran 8.0 percentage points ahead of Fairy Hill (-8%) on house-price growth.
On school quality, the average ICSEA across schools serving Fairy Hill (916) sits above Backmede (909). Fairy Hill skews owner-occupied (93%), Backmede runs more rental-dense (71% owner).
For buyers
Fairy Hill is the lower entry point at $720,000 median, 45% 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: Fairy Hill delivers the better gross yield (3.97% vs 2.20%), but Backmede 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
Fairy Hill edges out on average school ICSEA (916 vs 909).
Common questions
Is Fairy Hill or Backmede cheaper to buy in?
Fairy Hill has the lower median house price at $720,000, roughly 45% below Backmede ($1,300,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Fairy Hill or Backmede?
Over the past 12 months, Backmede grew 0% vs -8% in Fairy Hill, a gap of 8.0 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 Fairy Hill or Backmede have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fairy Hill scores 916 vs 909 in Backmede. 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 suburb has higher rental yield, Fairy Hill or Backmede?
Gross rental yield on houses is 3.97% in Fairy Hill vs 2.20% in Backmede. 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 Fairy Hill against another suburb