Fennell Bay vs Marmong Point.
Comparing two suburbs with median house prices of $830,000 and $932,500. Fennell Bay edges out on more headline metrics in this comparison.
Fennell Bay (median $830,000) is roughly 11% cheaper to buy into than Marmong Point ($932,500). Over the past year, Fennell Bay (+13.9%) ran 14.1 percentage points ahead of Marmong Point (-0.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Fennell Bay (995) sits above Marmong Point (990). Marmong Point skews owner-occupied (87%), Fennell Bay runs more rental-dense (74% owner).
For buyers
Fennell Bay is the lower entry point at $830,000 median, 11% 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: Marmong Point delivers the better gross yield (4.18% vs 4.13%), but Fennell Bay 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
Fennell Bay edges out on average school ICSEA (995 vs 990).
Common questions
Is Fennell Bay or Marmong Point cheaper to buy in?
Fennell Bay has the lower median house price at $830,000, roughly 11% below Marmong Point ($932,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Fennell Bay or Marmong Point?
Over the past 12 months, Fennell Bay grew +13.9% vs -0.2% in Marmong Point, a gap of 14.1 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 Fennell Bay or Marmong Point have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fennell Bay scores 995 vs 990 in Marmong Point. 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, Fennell Bay or Marmong Point?
Gross rental yield on houses is 4.18% in Marmong Point vs 4.13% in Fennell Bay. 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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