Kensington vs Waterloo.
Comparing two suburbs with median house prices of $3,421,750 and $1,570,000. Waterloo edges out on more headline metrics in this comparison.
Waterloo (median $1,570,000) is roughly 118% cheaper to buy into than Kensington ($3,421,750). Over the past year, Waterloo (+4.7%) ran 21.0 percentage points ahead of Kensington (-16.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Kensington (1103) sits above Waterloo (1062). Kensington skews owner-occupied (43%), Waterloo runs more rental-dense (24% owner).
For buyers
Waterloo is the lower entry point at $1,570,000 median, 118% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Waterloo carries both higher gross yield (1.90% vs 1.29%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Kensington edges out on average school ICSEA (1103 vs 1062). Kensington also has a higher family-household share (60% vs 47%), so the catchment community skews family-heavy.
Common questions
Is Kensington or Waterloo cheaper to buy in?
Waterloo has the lower median house price at $1,570,000, roughly 118% below Kensington ($3,421,750). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kensington or Waterloo?
Over the past 12 months, Waterloo grew +4.7% vs -16.3% in Kensington, a gap of 21.0 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 Kensington or Waterloo have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kensington scores 1103 vs 1062 in Waterloo. 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, Kensington or Waterloo?
Gross rental yield on houses is 1.90% in Waterloo vs 1.29% in Kensington. 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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