Grose Vale vs Yarramundi.
Comparing two suburbs with median house prices of $2,030,000 and $1,950,000. Yarramundi edges out on more headline metrics in this comparison.
Yarramundi (median $1,950,000) is roughly 4% cheaper to buy into than Grose Vale ($2,030,000). Over the past year, Yarramundi (+2.6%) ran 2.6 percentage points ahead of Grose Vale (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Yarramundi (1021) sits above Grose Vale (1010).
For buyers
Yarramundi is the lower entry point at $1,950,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Yarramundi carries both higher gross yield (1.81% vs 1.74%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Yarramundi edges out on average school ICSEA (1021 vs 1010).
Common questions
Is Grose Vale or Yarramundi cheaper to buy in?
Yarramundi has the lower median house price at $1,950,000, roughly 4% below Grose Vale ($2,030,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Grose Vale or Yarramundi?
Over the past 12 months, Yarramundi grew +2.6% vs 0% in Grose Vale, a gap of 2.6 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.
Does Grose Vale or Yarramundi have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Yarramundi scores 1021 vs 1010 in Grose Vale. 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 suburb has higher rental yield, Grose Vale or Yarramundi?
Gross rental yield on houses is 1.81% in Yarramundi vs 1.74% in Grose Vale. 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 Grose Vale against another suburb