Old Erowal Bay vs Tomerong.
Comparing two suburbs with median house prices of $685,714 and $930,000. Old Erowal Bay edges out on more headline metrics in this comparison.
Old Erowal Bay (median $685,714) is roughly 26% cheaper to buy into than Tomerong ($930,000). Over the past year, Old Erowal Bay (-4.1%) ran 16.8 percentage points ahead of Tomerong (-20.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Tomerong (965) sits above Old Erowal Bay (941). Tomerong skews owner-occupied (91%), Old Erowal Bay runs more rental-dense (70% owner).
For buyers
Old Erowal Bay is the lower entry point at $685,714 median, 26% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Old Erowal Bay carries both higher gross yield (4.63% vs 3.41%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Tomerong edges out on average school ICSEA (965 vs 941). Tomerong also has a higher family-household share (84% vs 68%), so the catchment community skews family-heavy.
Common questions
Is Old Erowal Bay or Tomerong cheaper to buy in?
Old Erowal Bay has the lower median house price at $685,714, roughly 26% below Tomerong ($930,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Old Erowal Bay or Tomerong?
Over the past 12 months, Old Erowal Bay grew -4.1% vs -20.9% in Tomerong, a gap of 16.8 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 Old Erowal Bay or Tomerong have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tomerong scores 965 vs 941 in Old Erowal Bay. 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, Old Erowal Bay or Tomerong?
Gross rental yield on houses is 4.63% in Old Erowal Bay vs 3.41% in Tomerong. 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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