Morley vs Beechboro.
Comparing two suburbs with median house prices of $690,000 and $610,000.
Beechboro (median $610,000) is roughly 13% cheaper to buy into than Morley ($690,000).
On school quality, the average ICSEA across schools serving Morley (1003) sits above Beechboro (996).
For buyers
Beechboro is the lower entry point at $610,000 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Beechboro offers the higher gross rental yield (2.90% vs 2.65%), favouring cash-flow investors.
For families
Morley edges out on average school ICSEA (1003 vs 996).
Common questions
Is Morley or Beechboro cheaper to buy in?
Beechboro has the lower median house price at $610,000, roughly 13% below Morley ($690,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Morley or Beechboro have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Morley scores 1003 vs 996 in Beechboro. 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, Morley or Beechboro?
Gross rental yield on houses is 2.90% in Beechboro vs 2.65% in Morley. 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 Morley against another suburb