Northmead vs Westmead
Northmead (median $1,745,000) is roughly 13% cheaper to buy into than Westmead ($2,000,000). Over the past year, Westmead (+18.9%) ran 12.5 percentage points ahead of Northmead (+6.4%) on house-price growth.
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Northmead and Westmead side by side
| Measure | Northmead | Westmead |
|---|---|---|
| Price and market | ||
| Median house | $1,745,000 | $2,000,000 |
| Median unit | $580,000 | $354,960 |
| House price change, 12 months | +6.4% | +18.9% |
| Renting | ||
| House rent | $825/wk | $765/wk |
| Unit rent | $620/wk | $650/wk |
| Owner occupied | 61.0% | 29.0% |
| Renter occupied | 32.0% | 68.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1085 | 1080 |
| Lifestyle and people | ||
| Walk score | 62 | – |
| Transit score | 0 | – |
| Bike score | 100 | – |
| Population | 11,261 | 16,555 |
| Median age | 39 | 33 |
| Climate | ||
| Annual rainfall | 890 mm | 890 mm |
| Mean max, January | 29.2°C | 29.2°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
On school quality, the average ICSEA across schools serving Northmead (1085) sits above Westmead (1080). Northmead skews owner-occupied (61%), Westmead runs more rental-dense (29% owner).
- For buyers
- Northmead is the lower entry point at $1,745,000 median, 13% 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: Northmead delivers the better gross yield (2.46% vs 1.99%), but Westmead 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
- Northmead edges out on average school ICSEA (1085 vs 1080).
Northmead vs Westmead: common questions
Is Northmead or Westmead cheaper to buy in?
Northmead has the lower median house price at $1,745,000, roughly 13% below Westmead ($2,000,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Northmead or Westmead?
Over the past 12 months, Westmead grew +18.9% vs +6.4% in Northmead, a gap of 12.5 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 Northmead or Westmead have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Northmead scores 1085 vs 1080 in Westmead. 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, Northmead or Westmead?
Gross rental yield on houses is 2.46% in Northmead vs 1.99% in Westmead. 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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