Hebersham vs Plumpton
Hebersham (median $900,000) is roughly 10% cheaper to buy into than Plumpton ($995,750). Over the past year, Hebersham (+15.4%) ran 10.3 percentage points ahead of Plumpton (+5.1%) on house-price growth.
Buying in Hebersham or Plumpton?
Selling in Hebersham? The free selling guide
Hebersham and Plumpton side by side
| Measure | Hebersham | Plumpton |
|---|---|---|
| Price and market | ||
| Median house | $900,000 | $995,750 |
| Median unit | $285,120 | $343,440 |
| House price change, 12 months | +15.4% | +5.1% |
| Renting | ||
| House rent | $550/wk | $660/wk |
| Unit rent | $480/wk | – |
| Owner occupied | 55.0% | 71.0% |
| Renter occupied | 43.0% | 26.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 924 | 974 |
| Lifestyle and people | ||
| Walk score | 8 | 24 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,643 | 10,070 |
| Median age | 33 | 34 |
| Climate | ||
| Annual rainfall | 696 mm | 726 mm |
| Mean max, January | 30.3°C | 30.0°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
Plumpton scores higher on walkability (8/100 vs 24/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Plumpton (974) sits above Hebersham (924). Plumpton skews owner-occupied (71%), Hebersham runs more rental-dense (55% owner).
- For buyers
- Hebersham is the lower entry point at $900,000 median, 10% 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: Plumpton delivers the better gross yield (3.45% vs 3.18%), but Hebersham 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
- Plumpton edges out on average school ICSEA (974 vs 924).
Hebersham vs Plumpton: common questions
Is Hebersham or Plumpton cheaper to buy in?
Hebersham has the lower median house price at $900,000, roughly 10% below Plumpton ($995,750). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hebersham or Plumpton?
Over the past 12 months, Hebersham grew +15.4% vs +5.1% in Plumpton, a gap of 10.3 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 Hebersham or Plumpton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Plumpton scores 974 vs 924 in Hebersham. 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, Hebersham or Plumpton?
Plumpton scores 24/100 on walkability vs 8/100. 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, Hebersham or Plumpton?
Gross rental yield on houses is 3.45% in Plumpton vs 3.18% in Hebersham. 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.
Keep comparing
The two suburbs
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