Florey vs Higgins
Higgins (median $850,000) is roughly 11% cheaper to buy into than Florey ($957,000).
Buying in Florey or Higgins?
Selling in Florey? The free selling guide
Florey and Higgins side by side
| Measure | Florey | Higgins |
|---|---|---|
| Price and market | ||
| Median house | $957,000 | $850,000 |
| Median unit | $630,000 | $625,000 |
| Renting | ||
| House rent | $420/wk | $420/wk |
| Unit rent | $415/wk | $400/wk |
| Owner occupied | 64.0% | 75.0% |
| Renter occupied | 34.0% | 23.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1065 | 1061 |
| Lifestyle and people | ||
| Walk score | 20 | 6 |
| Transit score | 80 | 100 |
| Bike score | 100 | 100 |
| Population | 4,781 | 3,321 |
| Median age | 39 | 38 |
| Climate | ||
| Annual rainfall | 637 mm | 637 mm |
| Mean max, January | 29.2°C | 29.2°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Florey scores higher on walkability (20/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Florey (1065) sits above Higgins (1061). Higgins skews owner-occupied (75%), Florey runs more rental-dense (64% owner).
- For buyers
- Higgins is the lower entry point at $850,000 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Higgins offers the higher gross rental yield (2.57% vs 2.28%), favouring cash-flow investors.
- For families
- Florey edges out on average school ICSEA (1065 vs 1061).
Florey vs Higgins: common questions
Is Florey or Higgins cheaper to buy in?
Higgins has the lower median house price at $850,000, roughly 11% below Florey ($957,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Florey or Higgins have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Florey scores 1065 vs 1061 in Higgins. 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, Florey or Higgins?
Florey scores 20/100 on walkability vs 6/100. 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, Florey or Higgins?
Gross rental yield on houses is 2.57% in Higgins vs 2.28% in Florey. 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.
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