Mayfield West vs Warabrook
Mayfield West (median $856,000) is roughly 14% cheaper to buy into than Warabrook ($995,000). Over the past year, Warabrook (+3.9%) ran 6.6 percentage points ahead of Mayfield West (-2.7%) on house-price growth.
Buying in Mayfield West or Warabrook?
Selling in Mayfield West? The free selling guide
Mayfield West and Warabrook side by side
| Measure | Mayfield West | Warabrook |
|---|---|---|
| Price and market | ||
| Median house | $856,000 | $995,000 |
| Median unit | $297,360 | $297,360 |
| House price change, 12 months | -2.7% | +3.9% |
| Renting | ||
| House rent | $700/wk | $700/wk |
| Unit rent | $460/wk | $460/wk |
| Owner occupied | 58.0% | 64.0% |
| Renter occupied | 39.0% | 33.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1004 | 989 |
| Lifestyle and people | ||
| Walk score | 24 | 10 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 1,993 | 1,982 |
| Median age | 34 | 45 |
| Climate | ||
| Annual rainfall | 1078 mm | 1098 mm |
| Mean max, January | 28.1°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
Mayfield West scores higher on walkability (24/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Mayfield West (1004) sits above Warabrook (989).
- For buyers
- Mayfield West is the lower entry point at $856,000 median, 14% 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: Mayfield West delivers the better gross yield (4.25% vs 3.66%), but Warabrook 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
- Mayfield West edges out on average school ICSEA (1004 vs 989).
Mayfield West vs Warabrook: common questions
Is Mayfield West or Warabrook cheaper to buy in?
Mayfield West has the lower median house price at $856,000, roughly 14% below Warabrook ($995,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Mayfield West or Warabrook?
Over the past 12 months, Warabrook grew +3.9% vs -2.7% in Mayfield West, a gap of 6.6 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 Mayfield West or Warabrook have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Mayfield West scores 1004 vs 989 in Warabrook. 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, Mayfield West or Warabrook?
Mayfield West scores 24/100 on walkability vs 10/100. 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, Mayfield West or Warabrook?
Gross rental yield on houses is 4.25% in Mayfield West vs 3.66% in Warabrook. 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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