Glenroy vs Hamilton Valley
Hamilton Valley (median $591,000) is roughly 8% cheaper to buy into than Glenroy ($640,000). Over the past year, Glenroy (+8.9%) ran 4.6 percentage points ahead of Hamilton Valley (+4.3%) on house-price growth.
Buying in Glenroy or Hamilton Valley?
Selling in Glenroy? The free selling guide
Glenroy and Hamilton Valley side by side
| Measure | Glenroy | Hamilton Valley |
|---|---|---|
| Price and market | ||
| Median house | $640,000 | $591,000 |
| Median unit | $240,480 | $205,920 |
| House price change, 12 months | +8.9% | +4.3% |
| Renting | ||
| House rent | $543/wk | $520/wk |
| Unit rent | $380/wk | $373/wk |
| Owner occupied | – | 70.0% |
| Renter occupied | – | 30.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 965 | 965 |
| Lifestyle and people | ||
| Walk score | 2 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 0 |
| Population | – | 834 |
| Median age | – | 33 |
| Climate | ||
| Annual rainfall | 662 mm | 662 mm |
| Mean max, January | 31.8°C | 31.8°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
Glenroy scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household.
- For buyers
- Hamilton Valley is the lower entry point at $591,000 median, 8% 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: Hamilton Valley delivers the better gross yield (4.58% vs 4.41%), but Glenroy 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
- School and household data is too similar between the two to call a winner on family fit. Check the individual profiles for street-level school catchments.
Glenroy vs Hamilton Valley: common questions
Is Glenroy or Hamilton Valley cheaper to buy in?
Hamilton Valley has the lower median house price at $591,000, roughly 8% below Glenroy ($640,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Glenroy or Hamilton Valley?
Over the past 12 months, Glenroy grew +8.9% vs +4.3% in Hamilton Valley, a gap of 4.6 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.
Which is more walkable, Glenroy or Hamilton Valley?
Glenroy scores 2/100 on walkability vs 0/100. 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, Glenroy or Hamilton Valley?
Gross rental yield on houses is 4.58% in Hamilton Valley vs 4.41% in Glenroy. 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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