Raglan vs Kelso.
Comparing two suburbs with median house prices of $657,500 and $760,000. Kelso edges out on more headline metrics in this comparison.
Raglan (median $657,500) is roughly 13% cheaper to buy into than Kelso ($760,000). Over the past year, Kelso (+4.7%) ran 0.3 percentage points ahead of Raglan (+4.4%) on house-price growth.
Kelso scores higher on walkability (0/100 vs 32/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kelso (982) sits above Raglan (979). Raglan skews owner-occupied (82%), Kelso runs more rental-dense (70% owner).
For buyers
Raglan is the lower entry point at $657,500 median, 13% 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: Raglan delivers the better gross yield (2.53% vs 2.19%), but Kelso 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
Kelso edges out on average school ICSEA (982 vs 979).
Common questions
Is Raglan or Kelso cheaper to buy in?
Raglan has the lower median house price at $657,500, roughly 13% below Kelso ($760,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Raglan or Kelso?
Over the past 12 months, Kelso grew +4.7% vs +4.4% in Raglan, a gap of 0.3 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 Raglan or Kelso have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kelso scores 982 vs 979 in Raglan. 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, Raglan or Kelso?
Kelso scores 32/100 on walkability vs 0/100. 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, Raglan or Kelso?
Gross rental yield on houses is 2.53% in Raglan vs 2.19% in Kelso. 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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