Rose Bay vs Vaucluse.
Comparing two suburbs with median house prices of $4,877,500 and $8,925,000.
Rose Bay (median $4,877,500) is roughly 45% cheaper to buy into than Vaucluse ($8,925,000). Over the past year, Vaucluse (+9.5%) ran 9.5 percentage points ahead of Rose Bay (0%) on house-price growth.
Rose Bay scores higher on walkability (100/100 vs 34/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Vaucluse (1141) sits above Rose Bay (1139). Vaucluse skews owner-occupied (72%), Rose Bay runs more rental-dense (54% owner).
For buyers
Rose Bay is the lower entry point at $4,877,500 median, 45% 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: Rose Bay delivers the better gross yield (2.56% vs 1.54%), but Vaucluse 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
Vaucluse edges out on average school ICSEA (1141 vs 1139). Vaucluse also has a higher family-household share (75% vs 65%), so the catchment community skews family-heavy.
Common questions
Is Rose Bay or Vaucluse cheaper to buy in?
Rose Bay has the lower median house price at $4,877,500, roughly 45% below Vaucluse ($8,925,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Rose Bay or Vaucluse?
Over the past 12 months, Vaucluse grew +9.5% vs 0% in Rose Bay, a gap of 9.5 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 Rose Bay or Vaucluse have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Vaucluse scores 1141 vs 1139 in Rose Bay. 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, Rose Bay or Vaucluse?
Rose Bay scores 100/100 on walkability vs 34/100. 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, Rose Bay or Vaucluse?
Gross rental yield on houses is 2.56% in Rose Bay vs 1.54% in Vaucluse. 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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