Liverpool vs Warwick Farm.
Comparing two suburbs with median house prices of $1,060,000 and $1,050,000. Warwick Farm edges out on more headline metrics in this comparison.
Warwick Farm (median $1,050,000) is roughly 1% cheaper to buy into than Liverpool ($1,060,000). Over the past year, Warwick Farm (+12.2%) ran 3.2 percentage points ahead of Liverpool (+9%) on house-price growth.
On school quality, the average ICSEA across schools serving Warwick Farm (974) sits above Liverpool (951).
For buyers
Warwick Farm is the lower entry point at $1,050,000 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Warwick Farm carries both higher gross yield (3.66% vs 3.63%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Warwick Farm edges out on average school ICSEA (974 vs 951). Liverpool also has a higher family-household share (68% vs 58%), so the catchment community skews family-heavy.
Common questions
Is Liverpool or Warwick Farm cheaper to buy in?
Warwick Farm has the lower median house price at $1,050,000, roughly 1% below Liverpool ($1,060,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Liverpool or Warwick Farm?
Over the past 12 months, Warwick Farm grew +12.2% vs +9% in Liverpool, a gap of 3.2 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 Liverpool or Warwick Farm have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Warwick Farm scores 974 vs 951 in Liverpool. 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, Liverpool or Warwick Farm?
Gross rental yield on houses is 3.66% in Warwick Farm vs 3.63% in Liverpool. 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 Liverpool against another suburb