Green Point vs Empire Bay.
Comparing two suburbs with median house prices of $1,235,000 and $1,117,500.
Empire Bay (median $1,117,500) is roughly 11% cheaper to buy into than Green Point ($1,235,000). Over the past year, Green Point (+2.1%) ran 5.3 percentage points ahead of Empire Bay (-3.2%) on house-price growth.
Empire Bay 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 Green Point (1041) sits above Empire Bay (1033).
For buyers
Empire Bay is the lower entry point at $1,117,500 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Green Point carries both higher gross yield (3.58% vs 3.23%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Green Point edges out on average school ICSEA (1041 vs 1033).
Common questions
Is Green Point or Empire Bay cheaper to buy in?
Empire Bay has the lower median house price at $1,117,500, roughly 11% below Green Point ($1,235,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Green Point or Empire Bay?
Over the past 12 months, Green Point grew +2.1% vs -3.2% in Empire Bay, a gap of 5.3 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 Green Point or Empire Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Green Point scores 1041 vs 1033 in Empire Bay. 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, Green Point or Empire Bay?
Empire Bay 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, Green Point or Empire Bay?
Gross rental yield on houses is 3.58% in Green Point vs 3.23% in Empire 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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