North Boambee Valley vs Toormina.
Comparing two suburbs with median house prices of $919,000 and $735,000. Toormina edges out on more headline metrics in this comparison.
Toormina (median $735,000) is roughly 25% cheaper to buy into than North Boambee Valley ($919,000). Over the past year, Toormina (+6.4%) ran 6.5 percentage points ahead of North Boambee Valley (-0.1%) on house-price growth.
Toormina scores higher on walkability (0/100 vs 22/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Toormina (964) sits above North Boambee Valley (959). North Boambee Valley skews owner-occupied (75%), Toormina runs more rental-dense (58% owner).
For buyers
Toormina is the lower entry point at $735,000 median, 25% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Toormina carries both higher gross yield (5.09% vs 3.85%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Toormina edges out on average school ICSEA (964 vs 959).
Common questions
Is North Boambee Valley or Toormina cheaper to buy in?
Toormina has the lower median house price at $735,000, roughly 25% below North Boambee Valley ($919,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Boambee Valley or Toormina?
Over the past 12 months, Toormina grew +6.4% vs -0.1% in North Boambee Valley, a gap of 6.5 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 North Boambee Valley or Toormina have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Toormina scores 964 vs 959 in North Boambee Valley. 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, North Boambee Valley or Toormina?
Toormina scores 22/100 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, North Boambee Valley or Toormina?
Gross rental yield on houses is 5.09% in Toormina vs 3.85% in North Boambee Valley. 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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