Kincumber vs Macmasters Beach.
Comparing two suburbs with median house prices of $1,130,000 and $1,787,500. Kincumber edges out on more headline metrics in this comparison.
Kincumber (median $1,130,000) is roughly 37% cheaper to buy into than Macmasters Beach ($1,787,500). Over the past year, Kincumber (-1.7%) ran 4.4 percentage points ahead of Macmasters Beach (-6.1%) on house-price growth.
Kincumber scores higher on walkability (12/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kincumber (1061) sits above Macmasters Beach (1058). Macmasters Beach skews owner-occupied (83%), Kincumber runs more rental-dense (64% owner).
For buyers
Kincumber is the lower entry point at $1,130,000 median, 37% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Kincumber carries both higher gross yield (3.91% vs 2.47%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Kincumber edges out on average school ICSEA (1061 vs 1058). Macmasters Beach also has a higher family-household share (81% vs 66%), so the catchment community skews family-heavy.
Common questions
Is Kincumber or Macmasters Beach cheaper to buy in?
Kincumber has the lower median house price at $1,130,000, roughly 37% below Macmasters Beach ($1,787,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kincumber or Macmasters Beach?
Over the past 12 months, Kincumber grew -1.7% vs -6.1% in Macmasters Beach, a gap of 4.4 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 Kincumber or Macmasters Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kincumber scores 1061 vs 1058 in Macmasters Beach. 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, Kincumber or Macmasters Beach?
Kincumber scores 12/100 on walkability vs 0/100. 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, Kincumber or Macmasters Beach?
Gross rental yield on houses is 3.91% in Kincumber vs 2.47% in Macmasters Beach. 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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