North Richmond vs Agnes Banks.
Comparing two suburbs with median house prices of $1,235,000 and $1,175,000.
Agnes Banks (median $1,175,000) is roughly 5% cheaper to buy into than North Richmond ($1,235,000). Over the past year, North Richmond (0%) ran 19.2 percentage points ahead of Agnes Banks (-19.2%) on house-price growth.
North Richmond scores higher on walkability (46/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Agnes Banks (1003) sits above North Richmond (995).
For buyers
Agnes Banks is the lower entry point at $1,175,000 median, 5% 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: Agnes Banks delivers the better gross yield (3.01% vs 2.74%), but North Richmond 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
Agnes Banks edges out on average school ICSEA (1003 vs 995).
Common questions
Is North Richmond or Agnes Banks cheaper to buy in?
Agnes Banks has the lower median house price at $1,175,000, roughly 5% below North Richmond ($1,235,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Richmond or Agnes Banks?
Over the past 12 months, North Richmond grew 0% vs -19.2% in Agnes Banks, a gap of 19.2 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 Richmond or Agnes Banks have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Agnes Banks scores 1003 vs 995 in North Richmond. 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 Richmond or Agnes Banks?
North Richmond scores 46/100 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 Richmond or Agnes Banks?
Gross rental yield on houses is 3.01% in Agnes Banks vs 2.74% in North Richmond. 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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