North Willoughby vs Willoughby.
Comparing two suburbs with median house prices of $3,245,000 and $3,800,000. North Willoughby edges out on more headline metrics in this comparison.
North Willoughby (median $3,245,000) is roughly 15% cheaper to buy into than Willoughby ($3,800,000). Over the past year, Willoughby (+14.1%) ran 25.7 percentage points ahead of North Willoughby (-11.6%) on house-price growth.
On school quality, the average ICSEA across schools serving North Willoughby (1152) sits above Willoughby (1151).
For buyers
North Willoughby is the lower entry point at $3,245,000 median, 15% 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 Willoughby delivers the better gross yield (2.44% vs 2.09%), but Willoughby 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 Willoughby edges out on average school ICSEA (1152 vs 1151).
Common questions
Is North Willoughby or Willoughby cheaper to buy in?
North Willoughby has the lower median house price at $3,245,000, roughly 15% below Willoughby ($3,800,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Willoughby or Willoughby?
Over the past 12 months, Willoughby grew +14.1% vs -11.6% in North Willoughby, a gap of 25.7 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 North Willoughby or Willoughby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Willoughby scores 1152 vs 1151 in Willoughby. 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 suburb has higher rental yield, North Willoughby or Willoughby?
Gross rental yield on houses is 2.44% in North Willoughby vs 2.09% in Willoughby. 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).
Compare North Willoughby against another suburb