Sawtell vs Boambee.
Comparing two suburbs with median house prices of $1,195,000 and $1,400,000. Sawtell edges out on more headline metrics in this comparison.
Sawtell (median $1,195,000) is roughly 15% cheaper to buy into than Boambee ($1,400,000). Over the past year, Boambee (+3.7%) ran 7.1 percentage points ahead of Sawtell (-3.4%) on house-price growth.
Sawtell scores higher on walkability (16/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Sawtell (974) sits above Boambee (960). Boambee skews owner-occupied (87%), Sawtell runs more rental-dense (65% owner).
For buyers
Sawtell is the lower entry point at $1,195,000 median, 15% 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: Sawtell delivers the better gross yield (3.13% vs 2.53%), but Boambee 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
Sawtell edges out on average school ICSEA (974 vs 960). Boambee also has a higher family-household share (82% vs 65%), so the catchment community skews family-heavy.
Common questions
Is Sawtell or Boambee cheaper to buy in?
Sawtell has the lower median house price at $1,195,000, roughly 15% below Boambee ($1,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Sawtell or Boambee?
Over the past 12 months, Boambee grew +3.7% vs -3.4% in Sawtell, a gap of 7.1 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 Sawtell or Boambee have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Sawtell scores 974 vs 960 in Boambee. 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, Sawtell or Boambee?
Sawtell scores 16/100 on walkability vs 2/100. 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, Sawtell or Boambee?
Gross rental yield on houses is 3.13% in Sawtell vs 2.53% in Boambee. 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 Sawtell against another suburb