Horsfield Bay vs Koolewong.
Comparing two suburbs with median house prices of $1,100,000 and $1,115,000. Horsfield Bay edges out on more headline metrics in this comparison.
Horsfield Bay (median $1,100,000) is roughly 1% cheaper to buy into than Koolewong ($1,115,000). Over the past year, Horsfield Bay (+12.8%) ran 12.8 percentage points ahead of Koolewong (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Horsfield Bay (1023) sits above Koolewong (1008). Horsfield Bay skews owner-occupied (88%), Koolewong runs more rental-dense (76% owner).
For buyers
Horsfield Bay is the lower entry point at $1,100,000 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Horsfield Bay carries both higher gross yield (3.07% vs 3.03%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Horsfield Bay edges out on average school ICSEA (1023 vs 1008).
Common questions
Is Horsfield Bay or Koolewong cheaper to buy in?
Horsfield Bay has the lower median house price at $1,100,000, roughly 1% below Koolewong ($1,115,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Horsfield Bay or Koolewong?
Over the past 12 months, Horsfield Bay grew +12.8% vs 0% in Koolewong, a gap of 12.8 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 Horsfield Bay or Koolewong have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Horsfield Bay scores 1023 vs 1008 in Koolewong. 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, Horsfield Bay or Koolewong?
Gross rental yield on houses is 3.07% in Horsfield Bay vs 3.03% in Koolewong. 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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