Moonee Beach vs Sapphire Beach.
Comparing two suburbs with median house prices of $1,162,500 and $1,195,000. Moonee Beach edges out on more headline metrics in this comparison.
Moonee Beach (median $1,162,500) is roughly 3% cheaper to buy into than Sapphire Beach ($1,195,000). Over the past year, Moonee Beach (+5.7%) ran 4.4 percentage points ahead of Sapphire Beach (+1.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Moonee Beach (972) sits above Sapphire Beach (951).
For buyers
Moonee Beach is the lower entry point at $1,162,500 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Moonee Beach carries both higher gross yield (3.04% vs 2.96%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Moonee Beach edges out on average school ICSEA (972 vs 951).
Common questions
Is Moonee Beach or Sapphire Beach cheaper to buy in?
Moonee Beach has the lower median house price at $1,162,500, roughly 3% below Sapphire Beach ($1,195,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Moonee Beach or Sapphire Beach?
Over the past 12 months, Moonee Beach grew +5.7% vs +1.3% in Sapphire 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 Moonee Beach or Sapphire Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Moonee Beach scores 972 vs 951 in Sapphire 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 suburb has higher rental yield, Moonee Beach or Sapphire Beach?
Gross rental yield on houses is 3.04% in Moonee Beach vs 2.96% in Sapphire 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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