Parramatta vs Westmead
Parramatta (median $1,686,000) is roughly 16% cheaper to buy into than Westmead ($2,000,000). Over the past year, Westmead (+18.9%) ran 19.0 percentage points ahead of Parramatta (-0.1%) on house-price growth.
Buying in Parramatta or Westmead?
Selling in Parramatta? The free selling guide
Parramatta and Westmead side by side
| Measure | Parramatta | Westmead |
|---|---|---|
| Price and market | ||
| Median house | $1,686,000 | $2,000,000 |
| Median unit | $316,800 | $354,960 |
| House price change, 12 months | -0.1% | +18.9% |
| Renting | ||
| House rent | $750/wk | $765/wk |
| Unit rent | $700/wk | $650/wk |
| Owner occupied | 28.0% | 29.0% |
| Renter occupied | 70.0% | 68.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1083 | 1080 |
| Lifestyle and people | ||
| Walk score | 100 | – |
| Transit score | 100 | – |
| Bike score | 100 | – |
| Population | 30,211 | 16,555 |
| Median age | 32 | 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 Parramatta (1083) sits above Westmead (1080).
- For buyers
- Parramatta is the lower entry point at $1,686,000 median, 16% 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: Parramatta delivers the better gross yield (2.31% 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
- Parramatta edges out on average school ICSEA (1083 vs 1080).
Parramatta vs Westmead: common questions
Is Parramatta or Westmead cheaper to buy in?
Parramatta has the lower median house price at $1,686,000, roughly 16% 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, Parramatta or Westmead?
Over the past 12 months, Westmead grew +18.9% vs -0.1% in Parramatta, a gap of 19.0 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 Parramatta or Westmead have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Parramatta scores 1083 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, Parramatta or Westmead?
Gross rental yield on houses is 2.31% in Parramatta 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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