Red Head vs Black Head.
Comparing two suburbs with median house prices of $980,000 and $987,500.
Red Head (median $980,000) is roughly 1% cheaper to buy into than Black Head ($987,500). Over the past year, Red Head (+14%) ran 24.1 percentage points ahead of Black Head (-10.1%) on house-price growth.
Black Head scores higher on walkability (0/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Black Head (947) sits above Red Head (937). Red Head skews owner-occupied (81%), Black Head runs more rental-dense (61% owner).
For buyers
Red Head is the lower entry point at $980,000 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Red Head carries both higher gross yield (3.10% vs 3.08%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Black Head edges out on average school ICSEA (947 vs 937).
Common questions
Is Red Head or Black Head cheaper to buy in?
Red Head has the lower median house price at $980,000, roughly 1% below Black Head ($987,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Red Head or Black Head?
Over the past 12 months, Red Head grew +14% vs -10.1% in Black Head, a gap of 24.1 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 Red Head or Black Head have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Black Head scores 947 vs 937 in Red Head. 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, Red Head or Black Head?
Black Head scores 6/100 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, Red Head or Black Head?
Gross rental yield on houses is 3.10% in Red Head vs 3.08% in Black Head. 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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