Highbury vs Tea Tree Gully
Tea Tree Gully (median $985,000) is roughly 17% cheaper to buy into than Highbury ($1,180,000). Over the past year, Highbury (+18.6%) ran 16.5 percentage points ahead of Tea Tree Gully (+2.1%) on house-price growth.
Buying in Highbury or Tea Tree Gully?
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Highbury and Tea Tree Gully side by side
| Measure | Highbury | Tea Tree Gully |
|---|---|---|
| Price and market | ||
| Median house | $1,180,000 | $985,000 |
| Median unit | $274,320 | $250,560 |
| House price change, 12 months | +18.6% | +2.1% |
| Renting | ||
| House rent | $680/wk | $635/wk |
| Unit rent | $675/wk | $390/wk |
| Owner occupied | 86.0% | 84.0% |
| Renter occupied | 12.0% | 14.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1045 | 1034 |
| Lifestyle and people | ||
| Walk score | 0 | 14 |
| Transit score | 0 | 0 |
| Bike score | 80 | 25 |
| Population | 6,956 | 3,499 |
| Median age | 41 | 44 |
| Climate | ||
| Annual rainfall | 699 mm | 699 mm |
| Mean max, January | 28.3°C | 28.3°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
Tea Tree Gully scores higher on walkability (0/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Highbury (1045) sits above Tea Tree Gully (1034).
- For buyers
- Tea Tree Gully is the lower entry point at $985,000 median, 17% 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: Tea Tree Gully delivers the better gross yield (3.35% vs 3.00%), but Highbury 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
- Highbury edges out on average school ICSEA (1045 vs 1034).
Highbury vs Tea Tree Gully: common questions
Is Highbury or Tea Tree Gully cheaper to buy in?
Tea Tree Gully has the lower median house price at $985,000, roughly 17% below Highbury ($1,180,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Highbury or Tea Tree Gully?
Over the past 12 months, Highbury grew +18.6% vs +2.1% in Tea Tree Gully, a gap of 16.5 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 Highbury or Tea Tree Gully have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Highbury scores 1045 vs 1034 in Tea Tree Gully. 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, Highbury or Tea Tree Gully?
Tea Tree Gully scores 14/100 on walkability vs 0/100. 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, Highbury or Tea Tree Gully?
Gross rental yield on houses is 3.35% in Tea Tree Gully vs 3.00% in Highbury. 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
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