Kensington vs Beulah Park.
Comparing two suburbs with median house prices of $1,290,000 and $1,450,000. Kensington edges out on more headline metrics in this comparison.
Kensington (median $1,290,000) is roughly 11% cheaper to buy into than Beulah Park ($1,450,000). Over the past year, Kensington (+10.3%) ran 22.4 percentage points ahead of Beulah Park (-12.1%) on house-price growth.
On school quality, the average ICSEA across schools serving Kensington (1129) sits above Beulah Park (1115). Beulah Park skews owner-occupied (66%), Kensington runs more rental-dense (45% owner).
For buyers
Kensington is the lower entry point at $1,290,000 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Kensington carries both higher gross yield (2.82% vs 2.78%) 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 (1129 vs 1115). Beulah Park also has a higher family-household share (67% vs 49%), so the catchment community skews family-heavy.
Common questions
Is Kensington or Beulah Park cheaper to buy in?
Kensington has the lower median house price at $1,290,000, roughly 11% below Beulah Park ($1,450,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kensington or Beulah Park?
Over the past 12 months, Kensington grew +10.3% vs -12.1% in Beulah Park, a gap of 22.4 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 Beulah Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kensington scores 1129 vs 1115 in Beulah Park. 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 Beulah Park?
Gross rental yield on houses is 2.82% in Kensington vs 2.78% in Beulah Park. 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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