Kincumber vs Yattalunga.
Comparing two suburbs with median house prices of $1,130,000 and $1,152,500. Kincumber edges out on more headline metrics in this comparison.
Kincumber (median $1,130,000) is roughly 2% cheaper to buy into than Yattalunga ($1,152,500). Over the past year, Yattalunga (+16.4%) ran 18.1 percentage points ahead of Kincumber (-1.7%) 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 Yattalunga (1041). Yattalunga skews owner-occupied (86%), Kincumber runs more rental-dense (64% owner).
For buyers
Kincumber is the lower entry point at $1,130,000 median, 2% 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: Kincumber delivers the better gross yield (3.91% vs 3.84%), but Yattalunga 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
Kincumber edges out on average school ICSEA (1061 vs 1041). Yattalunga also has a higher family-household share (83% vs 66%), so the catchment community skews family-heavy.
Common questions
Is Kincumber or Yattalunga cheaper to buy in?
Kincumber has the lower median house price at $1,130,000, roughly 2% below Yattalunga ($1,152,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kincumber or Yattalunga?
Over the past 12 months, Yattalunga grew +16.4% vs -1.7% in Kincumber, a gap of 18.1 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 Yattalunga have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kincumber scores 1061 vs 1041 in Yattalunga. 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 Yattalunga?
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 Yattalunga?
Gross rental yield on houses is 3.91% in Kincumber vs 3.84% in Yattalunga. 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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