Normanhurst vs Westleigh
Normanhurst (median $1,900,000) is roughly 4% cheaper to buy into than Westleigh ($1,977,500). Over the past year, Westleigh (-2.3%) ran 2.1 percentage points ahead of Normanhurst (-4.4%) on house-price growth.
Buying in Normanhurst or Westleigh?
Selling in Normanhurst? The free selling guide
Normanhurst and Westleigh side by side
| Measure | Normanhurst | Westleigh |
|---|---|---|
| Price and market | ||
| Median house | $1,900,000 | $1,977,500 |
| Median unit | $514,800 | $446,400 |
| House price change, 12 months | -4.4% | -2.3% |
| Renting | ||
| House rent | $1075/wk | $963/wk |
| Unit rent | $750/wk | $650/wk |
| Owner occupied | 77.0% | 92.0% |
| Renter occupied | 19.0% | 7.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1142 | 1135 |
| Lifestyle and people | ||
| Walk score | 0 | 6 |
| Transit score | 20 | 0 |
| Bike score | 25 | 45 |
| Population | 5,387 | 4,501 |
| Median age | 41 | 45 |
| Climate | ||
| Annual rainfall | 1097 mm | 1012 mm |
| Mean max, January | 27.8°C | 28.1°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
Westleigh scores higher on walkability (0/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Normanhurst (1142) sits above Westleigh (1135). Westleigh skews owner-occupied (92%), Normanhurst runs more rental-dense (77% owner).
- For buyers
- Normanhurst is the lower entry point at $1,900,000 median, 4% 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: Normanhurst delivers the better gross yield (2.94% vs 2.53%), but Westleigh 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
- Normanhurst edges out on average school ICSEA (1142 vs 1135).
Normanhurst vs Westleigh: common questions
Is Normanhurst or Westleigh cheaper to buy in?
Normanhurst has the lower median house price at $1,900,000, roughly 4% below Westleigh ($1,977,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Normanhurst or Westleigh?
Over the past 12 months, Westleigh grew -2.3% vs -4.4% in Normanhurst, a gap of 2.1 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 Normanhurst or Westleigh have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Normanhurst scores 1142 vs 1135 in Westleigh. 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, Normanhurst or Westleigh?
Westleigh scores 6/100 on walkability vs 0/100. 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, Normanhurst or Westleigh?
Gross rental yield on houses is 2.94% in Normanhurst vs 2.53% in Westleigh. 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.
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