Gundaroo vs Yass River.
Comparing two suburbs with median house prices of $1,150,000 and $1,450,000. Gundaroo edges out on more headline metrics in this comparison.
Gundaroo (median $1,150,000) is roughly 21% cheaper to buy into than Yass River ($1,450,000). Over the past year, Gundaroo (+4.5%) ran 4.5 percentage points ahead of Yass River (0%) on house-price growth.
Gundaroo scores higher on walkability (8/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Yass River (1077) sits above Gundaroo (1074).
For buyers
Gundaroo is the lower entry point at $1,150,000 median, 21% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Gundaroo carries both higher gross yield (3.14% vs 2.44%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Yass River edges out on average school ICSEA (1077 vs 1074).
Common questions
Is Gundaroo or Yass River cheaper to buy in?
Gundaroo has the lower median house price at $1,150,000, roughly 21% below Yass River ($1,450,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Gundaroo or Yass River?
Over the past 12 months, Gundaroo grew +4.5% vs 0% in Yass River, a gap of 4.5 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 Gundaroo or Yass River have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Yass River scores 1077 vs 1074 in Gundaroo. 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, Gundaroo or Yass River?
Gundaroo scores 8/100 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, Gundaroo or Yass River?
Gross rental yield on houses is 3.14% in Gundaroo vs 2.44% in Yass River. 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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