Horsfield Bay vs Woy Woy.
Comparing two suburbs with median house prices of $1,100,000 and $1,000,000. Woy Woy edges out on more headline metrics in this comparison.
Woy Woy (median $1,000,000) is roughly 10% cheaper to buy into than Horsfield Bay ($1,100,000). Over the past year, Horsfield Bay (+12.8%) ran 7.5 percentage points ahead of Woy Woy (+5.3%) on house-price growth.
Woy Woy scores higher on walkability (0/100 vs 54/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Woy Woy (1037) sits above Horsfield Bay (1023). Horsfield Bay skews owner-occupied (88%), Woy Woy runs more rental-dense (58% owner).
For buyers
Woy Woy is the lower entry point at $1,000,000 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: Woy Woy delivers the better gross yield (3.38% vs 3.07%), but Horsfield Bay 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
Woy Woy edges out on average school ICSEA (1037 vs 1023). Horsfield Bay also has a higher family-household share (75% vs 59%), so the catchment community skews family-heavy.
Common questions
Is Horsfield Bay or Woy Woy cheaper to buy in?
Woy Woy has the lower median house price at $1,000,000, roughly 10% below Horsfield Bay ($1,100,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Horsfield Bay or Woy Woy?
Over the past 12 months, Horsfield Bay grew +12.8% vs +5.3% in Woy Woy, a gap of 7.5 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 Horsfield Bay or Woy Woy have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Woy Woy scores 1037 vs 1023 in Horsfield Bay. 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, Horsfield Bay or Woy Woy?
Woy Woy scores 54/100 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, Horsfield Bay or Woy Woy?
Gross rental yield on houses is 3.38% in Woy Woy vs 3.07% in Horsfield Bay. 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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