Keysborough vs Waterways.
Comparing two suburbs with median house prices of $980,000 and $1,635,000.
Keysborough (median $980,000) is roughly 40% cheaper to buy into than Waterways ($1,635,000).
On school quality, the average ICSEA across schools serving Waterways (1077) sits above Keysborough (989). Waterways skews owner-occupied (88%), Keysborough runs more rental-dense (78% owner).
For buyers
Keysborough is the lower entry point at $980,000 median, 40% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Keysborough offers the higher gross rental yield (2.23% vs 1.34%), favouring cash-flow investors.
For families
Waterways edges out on average school ICSEA (1077 vs 989).
Common questions
Is Keysborough or Waterways cheaper to buy in?
Keysborough has the lower median house price at $980,000, roughly 40% below Waterways ($1,635,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Keysborough or Waterways have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Waterways scores 1077 vs 989 in Keysborough. 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, Keysborough or Waterways?
Gross rental yield on houses is 2.23% in Keysborough vs 1.34% in Waterways. 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).
Compare Keysborough against another suburb