Hawkesbury Heights vs Yarramundi.
Comparing two suburbs with median house prices of $1,425,000 and $1,950,000. Hawkesbury Heights edges out on more headline metrics in this comparison.
Hawkesbury Heights (median $1,425,000) is roughly 27% cheaper to buy into than Yarramundi ($1,950,000). Over the past year, Yarramundi (+2.6%) ran 2.6 percentage points ahead of Hawkesbury Heights (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Hawkesbury Heights (1033) sits above Yarramundi (1021).
For buyers
Hawkesbury Heights is the lower entry point at $1,425,000 median, 27% 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: Hawkesbury Heights delivers the better gross yield (2.77% vs 1.81%), but Yarramundi 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
Hawkesbury Heights edges out on average school ICSEA (1033 vs 1021).
Common questions
Is Hawkesbury Heights or Yarramundi cheaper to buy in?
Hawkesbury Heights has the lower median house price at $1,425,000, roughly 27% below Yarramundi ($1,950,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hawkesbury Heights or Yarramundi?
Over the past 12 months, Yarramundi grew +2.6% vs 0% in Hawkesbury Heights, 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 Hawkesbury Heights or Yarramundi have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hawkesbury Heights scores 1033 vs 1021 in Yarramundi. 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, Hawkesbury Heights or Yarramundi?
Gross rental yield on houses is 2.77% in Hawkesbury Heights vs 1.81% in Yarramundi. 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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