Run-O-Waters vs Tirrannaville.
Comparing two suburbs with median house prices of $1,450,000 and $1,950,000. Tirrannaville edges out on more headline metrics in this comparison.
Run-O-Waters (median $1,450,000) is roughly 26% cheaper to buy into than Tirrannaville ($1,950,000). Over the past year, Tirrannaville (0%) ran 2.5 percentage points ahead of Run-O-Waters (-2.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Tirrannaville (974) sits above Run-O-Waters (970). Run-O-Waters skews owner-occupied (93%), Tirrannaville runs more rental-dense (74% owner).
For buyers
Run-O-Waters is the lower entry point at $1,450,000 median, 26% 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: Run-O-Waters delivers the better gross yield (1.97% vs 1.47%), but Tirrannaville 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
Tirrannaville edges out on average school ICSEA (974 vs 970).
Common questions
Is Run-O-Waters or Tirrannaville cheaper to buy in?
Run-O-Waters has the lower median house price at $1,450,000, roughly 26% below Tirrannaville ($1,950,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Run-O-Waters or Tirrannaville?
Over the past 12 months, Tirrannaville grew 0% vs -2.5% in Run-O-Waters, a gap of 2.5 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 Run-O-Waters or Tirrannaville have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tirrannaville scores 974 vs 970 in Run-O-Waters. 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, Run-O-Waters or Tirrannaville?
Gross rental yield on houses is 1.97% in Run-O-Waters vs 1.47% in Tirrannaville. 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).
Compare Run-O-Waters against another suburb