Plumpton vs Rooty Hill.
Comparing two suburbs with median house prices of $995,750 and $1,022,500. Rooty Hill edges out on more headline metrics in this comparison.
Plumpton (median $995,750) is roughly 3% cheaper to buy into than Rooty Hill ($1,022,500). Over the past year, Rooty Hill (+5.6%) ran 0.5 percentage points ahead of Plumpton (+5.1%) on house-price growth.
On school quality, the average ICSEA across schools serving Rooty Hill (987) sits above Plumpton (974).
For buyers
Plumpton is the lower entry point at $995,750 median, 3% 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 (2.25% vs 2.14%), but Rooty Hill 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
Rooty Hill edges out on average school ICSEA (987 vs 974).
Common questions
Is Plumpton or Rooty Hill cheaper to buy in?
Plumpton has the lower median house price at $995,750, roughly 3% below Rooty Hill ($1,022,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Plumpton or Rooty Hill?
Over the past 12 months, Rooty Hill grew +5.6% vs +5.1% in Plumpton, a gap of 0.5 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 Plumpton or Rooty Hill have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Rooty Hill scores 987 vs 974 in Plumpton. 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, Plumpton or Rooty Hill?
Gross rental yield on houses is 2.25% in Plumpton vs 2.14% in Rooty Hill. 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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