Forde vs Amaroo.
Comparing two suburbs with median house prices of $1,150,000 and $1,015,000. Amaroo edges out on more headline metrics in this comparison.
Amaroo (median $1,015,000) is roughly 13% cheaper to buy into than Forde ($1,150,000).
Amaroo scores higher on walkability (22/100 vs 46/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Amaroo (1080) sits above Forde (1079).
For buyers
Amaroo is the lower entry point at $1,015,000 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Amaroo offers the higher gross rental yield (2.46% vs 2.17%), favouring cash-flow investors.
For families
Amaroo edges out on average school ICSEA (1080 vs 1079).
Common questions
Is Forde or Amaroo cheaper to buy in?
Amaroo has the lower median house price at $1,015,000, roughly 13% below Forde ($1,150,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Forde or Amaroo have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Amaroo scores 1080 vs 1079 in Forde. 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, Forde or Amaroo?
Amaroo scores 46/100 on walkability vs 22/100. 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, Forde or Amaroo?
Gross rental yield on houses is 2.46% in Amaroo vs 2.17% in Forde. 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 Forde against another suburb