Lambton vs Waratah West
Waratah West (median $900,000) is roughly 23% cheaper to buy into than Lambton ($1,166,250). Over the past year, Waratah West (+12.5%) ran 2.7 percentage points ahead of Lambton (+9.8%) on house-price growth.
Buying in Lambton or Waratah West?
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Lambton and Waratah West side by side
| Measure | Lambton | Waratah West |
|---|---|---|
| Price and market | ||
| Median house | $1,166,250 | $900,000 |
| Median unit | $308,880 | $300,240 |
| House price change, 12 months | +9.8% | +12.5% |
| Renting | ||
| House rent | $680/wk | $720/wk |
| Unit rent | $498/wk | $500/wk |
| Owner occupied | 63.0% | 53.0% |
| Renter occupied | 35.0% | 44.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1018 | 1000 |
| Lifestyle and people | ||
| Walk score | 22 | 4 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,214 | 3,142 |
| Median age | 40 | 31 |
| Climate | ||
| Annual rainfall | 1098 mm | 1098 mm |
| Mean max, January | 28.5°C | 28.5°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Lambton scores higher on walkability (22/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Lambton (1018) sits above Waratah West (1000). Lambton skews owner-occupied (63%), Waratah West runs more rental-dense (53% owner).
- For buyers
- Waratah West is the lower entry point at $900,000 median, 23% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Waratah West carries both higher gross yield (4.16% vs 3.03%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Lambton edges out on average school ICSEA (1018 vs 1000).
Lambton vs Waratah West: common questions
Is Lambton or Waratah West cheaper to buy in?
Waratah West has the lower median house price at $900,000, roughly 23% below Lambton ($1,166,250). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lambton or Waratah West?
Over the past 12 months, Waratah West grew +12.5% vs +9.8% in Lambton, a gap of 2.7 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 Lambton or Waratah West have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lambton scores 1018 vs 1000 in Waratah West. 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, Lambton or Waratah West?
Lambton scores 22/100 on walkability vs 4/100. 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, Lambton or Waratah West?
Gross rental yield on houses is 4.16% in Waratah West vs 3.03% in Lambton. 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.
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