Plumpton vs Hebersham.
Comparing two suburbs with median house prices of $995,750 and $900,000.
Hebersham (median $900,000) is roughly 11% cheaper to buy into than Plumpton ($995,750). Over the past year, Hebersham (+15.4%) ran 10.3 percentage points ahead of Plumpton (+5.1%) on house-price growth.
Plumpton scores higher on walkability (24/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Plumpton (974) sits above Hebersham (924). Plumpton skews owner-occupied (71%), Hebersham runs more rental-dense (55% owner).
For buyers
Hebersham is the lower entry point at $900,000 median, 11% 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: Plumpton delivers the better gross yield (3.45% vs 3.18%), but Hebersham 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
Plumpton edges out on average school ICSEA (974 vs 924).
Common questions
Is Plumpton or Hebersham cheaper to buy in?
Hebersham has the lower median house price at $900,000, roughly 11% below Plumpton ($995,750). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Plumpton or Hebersham?
Over the past 12 months, Hebersham grew +15.4% vs +5.1% in Plumpton, a gap of 10.3 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 Plumpton or Hebersham have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Plumpton scores 974 vs 924 in Hebersham. 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, Plumpton or Hebersham?
Plumpton scores 24/100 on walkability vs 8/100. 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, Plumpton or Hebersham?
Gross rental yield on houses is 3.45% in Plumpton vs 3.18% in Hebersham. 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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