Halekulani vs Buff Point
Halekulani (median $810,000) is roughly 2% cheaper to buy into than Buff Point ($825,000). Over the past year, Halekulani (+11%) ran 10.4 percentage points ahead of Buff Point (+0.6%) on house-price growth.
Buying in Halekulani or Buff Point?
Selling in Halekulani? The free selling guide
Halekulani and Buff Point side by side
| Measure | Halekulani | Buff Point |
|---|---|---|
| Price and market | ||
| Median house | $810,000 | $825,000 |
| Median unit | $274,320 | $274,320 |
| House price change, 12 months | +11.0% | +0.6% |
| Renting | ||
| House rent | $630/wk | $630/wk |
| Unit rent | $480/wk | $480/wk |
| Owner occupied | 77.0% | 75.0% |
| Renter occupied | 20.0% | 22.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 949 | 950 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 60 | 100 |
| Population | 2,677 | 3,559 |
| Median age | 49 | 44 |
| Climate | ||
| Annual rainfall | 1156 mm | 1153 mm |
| Mean max, January | 27.3°C | 27.0°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
On school quality, the average ICSEA across schools serving Buff Point (950) sits above Halekulani (949).
- For buyers
- Halekulani is the lower entry point at $810,000 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Halekulani carries both higher gross yield (4.04% vs 3.97%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Buff Point edges out on average school ICSEA (950 vs 949).
Halekulani vs Buff Point: common questions
Is Halekulani or Buff Point cheaper to buy in?
Halekulani has the lower median house price at $810,000, roughly 2% below Buff Point ($825,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Halekulani or Buff Point?
Over the past 12 months, Halekulani grew +11% vs +0.6% in Buff Point, a gap of 10.4 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 Halekulani or Buff Point have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Buff Point scores 950 vs 949 in Halekulani. 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, Halekulani or Buff Point?
Gross rental yield on houses is 4.04% in Halekulani vs 3.97% in Buff Point. 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.
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The two suburbs
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