North Kellyville vs Annangrove.
Comparing two suburbs with median house prices of $1,790,046 and $3,685,000. North Kellyville edges out on more headline metrics in this comparison.
North Kellyville (median $1,790,046) is roughly 51% cheaper to buy into than Annangrove ($3,685,000). Over the past year, Annangrove (+15.2%) ran 7.0 percentage points ahead of North Kellyville (+8.2%) on house-price growth.
North Kellyville scores higher on walkability (30/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving North Kellyville (1112) sits above Annangrove (1098). Annangrove skews owner-occupied (88%), North Kellyville runs more rental-dense (71% owner).
For buyers
North Kellyville is the lower entry point at $1,790,046 median, 51% 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: North Kellyville delivers the better gross yield (2.67% vs 1.59%), but Annangrove 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
North Kellyville edges out on average school ICSEA (1112 vs 1098).
Common questions
Is North Kellyville or Annangrove cheaper to buy in?
North Kellyville has the lower median house price at $1,790,046, roughly 51% below Annangrove ($3,685,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Kellyville or Annangrove?
Over the past 12 months, Annangrove grew +15.2% vs +8.2% in North Kellyville, a gap of 7.0 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 Kellyville or Annangrove have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Kellyville scores 1112 vs 1098 in Annangrove. 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 Kellyville or Annangrove?
North Kellyville scores 30/100 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, North Kellyville or Annangrove?
Gross rental yield on houses is 2.67% in North Kellyville vs 1.59% in Annangrove. 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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