Pemulwuy vs Greystanes.
Comparing two suburbs with median house prices of $1,380,000 and $1,440,000. Pemulwuy edges out on more headline metrics in this comparison.
Pemulwuy (median $1,380,000) is roughly 4% cheaper to buy into than Greystanes ($1,440,000). Over the past year, Pemulwuy (+10.4%) ran 0.9 percentage points ahead of Greystanes (+9.5%) on house-price growth.
Pemulwuy scores higher on walkability (14/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Pemulwuy (1046) sits above Greystanes (1003).
For buyers
Pemulwuy is the lower entry point at $1,380,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Pemulwuy carries both higher gross yield (2.88% vs 2.76%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Pemulwuy edges out on average school ICSEA (1046 vs 1003).
Common questions
Is Pemulwuy or Greystanes cheaper to buy in?
Pemulwuy has the lower median house price at $1,380,000, roughly 4% below Greystanes ($1,440,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Pemulwuy or Greystanes?
Over the past 12 months, Pemulwuy grew +10.4% vs +9.5% in Greystanes, a gap of 0.9 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 Pemulwuy or Greystanes have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Pemulwuy scores 1046 vs 1003 in Greystanes. 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 is more walkable, Pemulwuy or Greystanes?
Pemulwuy scores 14/100 on walkability vs 10/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Pemulwuy or Greystanes?
Gross rental yield on houses is 2.88% in Pemulwuy vs 2.76% in Greystanes. 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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