Northmead vs Westmead.
Comparing two suburbs with median house prices of $1,745,000 and $2,000,000. Northmead edges out on more headline metrics in this comparison.
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.
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).
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.
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 Northmead against another suburb