Kew vs Kendall.
Comparing two suburbs with median house prices of $800,000 and $630,000. Kew edges out on more headline metrics in this comparison.
Kendall (median $630,000) is roughly 27% cheaper to buy into than Kew ($800,000). Over the past year, Kew (-2.4%) ran 7.0 percentage points ahead of Kendall (-9.4%) on house-price growth.
Kew 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 Kew (969) sits above Kendall (964).
For buyers
Kendall is the lower entry point at $630,000 median, 27% 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: Kendall delivers the better gross yield (2.89% vs 2.27%), but Kew 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
Kew edges out on average school ICSEA (969 vs 964).
Common questions
Is Kew or Kendall cheaper to buy in?
Kendall has the lower median house price at $630,000, roughly 27% below Kew ($800,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kew or Kendall?
Over the past 12 months, Kew grew -2.4% vs -9.4% in Kendall, a gap of 7.0 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 Kew or Kendall have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kew scores 969 vs 964 in Kendall. 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, Kew or Kendall?
Kew 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, Kew or Kendall?
Gross rental yield on houses is 2.89% in Kendall vs 2.27% in Kew. 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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