Netherby vs Urrbrae.
Comparing two suburbs with median house prices of $2,700,000 and $1,350,000.
Urrbrae (median $1,350,000) is roughly 100% cheaper to buy into than Netherby ($2,700,000). Over the past year, Netherby (+8%) ran 23.7 percentage points ahead of Urrbrae (-15.7%) on house-price growth.
Urrbrae scores higher on walkability (8/100 vs 12/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Netherby (1126) sits above Urrbrae (1125).
For buyers
Urrbrae is the lower entry point at $1,350,000 median, 100% 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: Urrbrae delivers the better gross yield (3.54% vs 1.46%), but Netherby 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
Netherby edges out on average school ICSEA (1126 vs 1125).
Common questions
Is Netherby or Urrbrae cheaper to buy in?
Urrbrae has the lower median house price at $1,350,000, roughly 100% below Netherby ($2,700,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Netherby or Urrbrae?
Over the past 12 months, Netherby grew +8% vs -15.7% in Urrbrae, a gap of 23.7 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 Netherby or Urrbrae have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Netherby scores 1126 vs 1125 in Urrbrae. 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, Netherby or Urrbrae?
Urrbrae scores 12/100 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, Netherby or Urrbrae?
Gross rental yield on houses is 3.54% in Urrbrae vs 1.46% in Netherby. 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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