Hawthorn vs Cumberland Park.
Comparing two suburbs with median house prices of $2,050,000 and $1,773,750.
Cumberland Park (median $1,773,750) is roughly 16% cheaper to buy into than Hawthorn ($2,050,000). Over the past year, Hawthorn (+2.6%) ran 2.6 percentage points ahead of Cumberland Park (0%) on house-price growth.
Cumberland Park scores higher on walkability (42/100 vs 60/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Hawthorn (1116) sits above Cumberland Park (1105).
For buyers
Cumberland Park is the lower entry point at $1,773,750 median, 16% 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: Cumberland Park delivers the better gross yield (1.80% vs 1.41%), but Hawthorn 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
Hawthorn edges out on average school ICSEA (1116 vs 1105).
Common questions
Is Hawthorn or Cumberland Park cheaper to buy in?
Cumberland Park has the lower median house price at $1,773,750, roughly 16% below Hawthorn ($2,050,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hawthorn or Cumberland Park?
Over the past 12 months, Hawthorn grew +2.6% vs 0% in Cumberland Park, 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 Hawthorn or Cumberland Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hawthorn scores 1116 vs 1105 in Cumberland Park. 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, Hawthorn or Cumberland Park?
Cumberland Park scores 60/100 on walkability vs 42/100. 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, Hawthorn or Cumberland Park?
Gross rental yield on houses is 1.80% in Cumberland Park vs 1.41% in Hawthorn. 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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