Mossy Point vs Broulee
Broulee (median $1,190,000) is roughly 7% cheaper to buy into than Mossy Point ($1,285,000).
Buying in Mossy Point or Broulee?
Selling in Mossy Point? The free selling guide
Mossy Point and Broulee side by side
| Measure | Mossy Point | Broulee |
|---|---|---|
| Price and market | ||
| Median house | $1,285,000 | $1,190,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | – | +8.2% |
| Renting | ||
| House rent | $600/wk | $600/wk |
| Owner occupied | 80.0% | 68.0% |
| Renter occupied | 14.0% | 20.0% |
| Schools | ||
| Schools nearby | 4 | 4 |
| Average ICSEA | 959 | 959 |
| Lifestyle and people | ||
| Walk score | 2 | 8 |
| Transit score | 0 | 0 |
| Bike score | 0 | 15 |
| Population | 608 | 1,947 |
| Median age | 54 | 50 |
| Climate | ||
| Annual rainfall | 884 mm | 875 mm |
| Mean max, January | 24.8°C | 25.0°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
Broulee scores higher on walkability (2/100 vs 8/100 ), useful if you're optimising for a car-light household. Mossy Point skews owner-occupied (80%), Broulee runs more rental-dense (68% owner).
- For buyers
- Broulee is the lower entry point at $1,190,000 median, 7% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Broulee offers the higher gross rental yield (2.62% vs 2.43%), favouring cash-flow investors.
- For families
- Mossy Point has a heavier family-household mix (77% vs 67%), which typically signals stronger demand for family-amenable infrastructure (parks, schools, supermarkets).
Mossy Point vs Broulee: common questions
Is Mossy Point or Broulee cheaper to buy in?
Broulee has the lower median house price at $1,190,000, roughly 7% below Mossy Point ($1,285,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which is more walkable, Mossy Point or Broulee?
Broulee scores 8/100 on walkability vs 2/100. 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, Mossy Point or Broulee?
Gross rental yield on houses is 2.62% in Broulee vs 2.43% in Mossy Point. 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.
Keep comparing
The two suburbs
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