Griffith vs Beelbangera
Beelbangera (median $529,625) is roughly 11% cheaper to buy into than Griffith ($595,500). Over the past year, Beelbangera (+8.1%) ran 6.3 percentage points ahead of Griffith (+1.8%) on house-price growth.
Buying in Griffith or Beelbangera?
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Griffith and Beelbangera side by side
| Measure | Griffith | Beelbangera |
|---|---|---|
| Price and market | ||
| Median house | $595,500 | $529,625 |
| Median unit | $237,600 | $237,600 |
| House price change, 12 months | +1.8% | +8.1% |
| Renting | ||
| House rent | $525/wk | $525/wk |
| Unit rent | $360/wk | $360/wk |
| Owner occupied | 58.0% | 83.0% |
| Renter occupied | 37.0% | 8.0% |
| Schools | ||
| Schools nearby | 16 | 15 |
| Average ICSEA | 940 | 942 |
| Lifestyle and people | ||
| Walk score | 100 | 4 |
| Transit score | 0 | 0 |
| Bike score | 20 | 0 |
| Population | 19,505 | 358 |
| Median age | 36 | 39 |
| Climate | ||
| Annual rainfall | 380 mm | 400 mm |
| Mean max, January | 33.8°C | 33.9°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
Griffith scores higher on walkability (100/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beelbangera (942) sits above Griffith (940). Beelbangera skews owner-occupied (83%), Griffith runs more rental-dense (58% owner).
- For buyers
- Beelbangera is the lower entry point at $529,625 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Beelbangera carries both higher gross yield (5.15% vs 4.58%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Beelbangera edges out on average school ICSEA (942 vs 940).
Griffith vs Beelbangera: common questions
Is Griffith or Beelbangera cheaper to buy in?
Beelbangera has the lower median house price at $529,625, roughly 11% below Griffith ($595,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Griffith or Beelbangera?
Over the past 12 months, Beelbangera grew +8.1% vs +1.8% in Griffith, a gap of 6.3 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 Griffith or Beelbangera have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beelbangera scores 942 vs 940 in Griffith. 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, Griffith or Beelbangera?
Griffith scores 100/100 on walkability vs 4/100. 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, Griffith or Beelbangera?
Gross rental yield on houses is 5.15% in Beelbangera vs 4.58% in Griffith. 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.
Keep comparing
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