Hamilton North vs Hamilton
Hamilton North (median $1,005,000) is roughly 7% cheaper to buy into than Hamilton ($1,075,000). Over the past year, Hamilton North (+4.8%) ran 2.4 percentage points ahead of Hamilton (+2.4%) on house-price growth.
Buying in Hamilton North or Hamilton?
Selling in Hamilton North? The free selling guide
Hamilton North and Hamilton side by side
| Measure | Hamilton North | Hamilton |
|---|---|---|
| Price and market | ||
| Median house | $1,005,000 | $1,075,000 |
| Median unit | $310,320 | $343,440 |
| House price change, 12 months | +4.8% | +2.4% |
| Renting | ||
| House rent | $710/wk | $800/wk |
| Unit rent | $630/wk | $560/wk |
| Owner occupied | 66.0% | 53.0% |
| Renter occupied | 32.0% | 45.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1039 | 1060 |
| Lifestyle and people | ||
| Walk score | 66 | 96 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 934 | 4,614 |
| Median age | 36 | 39 |
| Climate | ||
| Annual rainfall | 1078 mm | 1078 mm |
| Mean max, January | 28.1°C | 28.1°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
Hamilton scores higher on walkability (66/100 vs 96/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Hamilton (1060) sits above Hamilton North (1039). Hamilton North skews owner-occupied (66%), Hamilton runs more rental-dense (53% owner).
- For buyers
- Hamilton North is the lower entry point at $1,005,000 median, 7% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Hamilton delivers the better gross yield (3.87% vs 3.67%), but Hamilton North has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Hamilton edges out on average school ICSEA (1060 vs 1039).
Hamilton North vs Hamilton: common questions
Is Hamilton North or Hamilton cheaper to buy in?
Hamilton North has the lower median house price at $1,005,000, roughly 7% below Hamilton ($1,075,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hamilton North or Hamilton?
Over the past 12 months, Hamilton North grew +4.8% vs +2.4% in Hamilton, a gap of 2.4 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 Hamilton North or Hamilton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hamilton scores 1060 vs 1039 in Hamilton North. 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, Hamilton North or Hamilton?
Hamilton scores 96/100 on walkability vs 66/100. 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, Hamilton North or Hamilton?
Gross rental yield on houses is 3.87% in Hamilton vs 3.67% in Hamilton North. 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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