Mulgoa vs Glenmore Park.
Comparing two suburbs with median house prices of $1,750,000 and $1,210,000. Glenmore Park edges out on more headline metrics in this comparison.
Glenmore Park (median $1,210,000) is roughly 45% cheaper to buy into than Mulgoa ($1,750,000). Over the past year, Mulgoa (+5.9%) ran 0.7 percentage points ahead of Glenmore Park (+5.2%) on house-price growth.
Glenmore Park scores higher on walkability (8/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Glenmore Park (1011) sits above Mulgoa (1007).
For buyers
Glenmore Park is the lower entry point at $1,210,000 median, 45% 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: Glenmore Park delivers the better gross yield (3.42% vs 2.36%), but Mulgoa 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
Glenmore Park edges out on average school ICSEA (1011 vs 1007).
Common questions
Is Mulgoa or Glenmore Park cheaper to buy in?
Glenmore Park has the lower median house price at $1,210,000, roughly 45% below Mulgoa ($1,750,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Mulgoa or Glenmore Park?
Over the past 12 months, Mulgoa grew +5.9% vs +5.2% in Glenmore Park, a gap of 0.7 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 Mulgoa or Glenmore Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Glenmore Park scores 1011 vs 1007 in Mulgoa. 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, Mulgoa or Glenmore Park?
Glenmore Park scores 14/100 on walkability vs 8/100. 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, Mulgoa or Glenmore Park?
Gross rental yield on houses is 3.42% in Glenmore Park vs 2.36% in Mulgoa. 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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