Gormans Hill vs South Bathurst.
Comparing two suburbs with median house prices of $592,500 and $585,000. South Bathurst edges out on more headline metrics in this comparison.
South Bathurst (median $585,000) is roughly 1% cheaper to buy into than Gormans Hill ($592,500). Over the past year, Gormans Hill (+3.9%) ran 0.4 percentage points ahead of South Bathurst (+3.5%) on house-price growth.
South Bathurst scores higher on walkability (0/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving South Bathurst (982) sits above Gormans Hill (981). South Bathurst skews owner-occupied (59%), Gormans Hill runs more rental-dense (44% owner).
For buyers
South Bathurst is the lower entry point at $585,000 median, 1% 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: South Bathurst delivers the better gross yield (5.16% vs 5.09%), but Gormans Hill 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
South Bathurst edges out on average school ICSEA (982 vs 981).
Common questions
Is Gormans Hill or South Bathurst cheaper to buy in?
South Bathurst has the lower median house price at $585,000, roughly 1% below Gormans Hill ($592,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Gormans Hill or South Bathurst?
Over the past 12 months, Gormans Hill grew +3.9% vs +3.5% in South Bathurst, a gap of 0.4 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 Gormans Hill or South Bathurst have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), South Bathurst scores 982 vs 981 in Gormans Hill. 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, Gormans Hill or South Bathurst?
South Bathurst 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, Gormans Hill or South Bathurst?
Gross rental yield on houses is 5.16% in South Bathurst vs 5.09% in Gormans Hill. 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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