Kellyville vs Beaumont Hills.
Comparing two suburbs with median house prices of $1,875,000 and $1,855,500.
Beaumont Hills (median $1,855,500) is roughly 1% cheaper to buy into than Kellyville ($1,875,000). Over the past year, Beaumont Hills (+3.5%) ran 4.8 percentage points ahead of Kellyville (-1.3%) on house-price growth.
Kellyville scores higher on walkability (22/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kellyville (1113) sits above Beaumont Hills (1105).
For buyers
Beaumont Hills is the lower entry point at $1,855,500 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Beaumont Hills carries both higher gross yield (2.58% vs 2.55%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Kellyville edges out on average school ICSEA (1113 vs 1105).
Common questions
Is Kellyville or Beaumont Hills cheaper to buy in?
Beaumont Hills has the lower median house price at $1,855,500, roughly 1% below Kellyville ($1,875,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kellyville or Beaumont Hills?
Over the past 12 months, Beaumont Hills grew +3.5% vs -1.3% in Kellyville, a gap of 4.8 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 Kellyville or Beaumont Hills have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kellyville scores 1113 vs 1105 in Beaumont Hills. 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, Kellyville or Beaumont Hills?
Kellyville scores 22/100 on walkability vs 14/100. 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, Kellyville or Beaumont Hills?
Gross rental yield on houses is 2.58% in Beaumont Hills vs 2.55% in Kellyville. 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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