Five Dock vs Canada Bay.
Comparing two suburbs with median house prices of $2,800,000 and $2,932,500.
Five Dock (median $2,800,000) is roughly 5% cheaper to buy into than Canada Bay ($2,932,500). Over the past year, Canada Bay (+10.7%) ran 3.8 percentage points ahead of Five Dock (+6.9%) on house-price growth.
Five Dock scores higher on walkability (100/100 vs 40/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Canada Bay (1100) sits above Five Dock (1097).
For buyers
Five Dock is the lower entry point at $2,800,000 median, 5% 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: Five Dock delivers the better gross yield (1.06% vs 1.01%), but Canada 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
Canada Bay edges out on average school ICSEA (1100 vs 1097).
Common questions
Is Five Dock or Canada Bay cheaper to buy in?
Five Dock has the lower median house price at $2,800,000, roughly 5% below Canada Bay ($2,932,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Five Dock or Canada Bay?
Over the past 12 months, Canada Bay grew +10.7% vs +6.9% in Five Dock, a gap of 3.8 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 Five Dock or Canada Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Canada Bay scores 1100 vs 1097 in Five Dock. 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, Five Dock or Canada Bay?
Five Dock scores 100/100 on walkability vs 40/100. 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, Five Dock or Canada Bay?
Gross rental yield on houses is 1.06% in Five Dock vs 1.01% in Canada 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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