Sunshine vs Brightwaters
Brightwaters (median $1,085,000) is roughly 20% cheaper to buy into than Sunshine ($1,350,000).
Buying in Sunshine or Brightwaters?
Selling in Sunshine? The free selling guide
Sunshine and Brightwaters side by side
| Measure | Sunshine | Brightwaters |
|---|---|---|
| Price and market | ||
| Median house | $1,350,000 | $1,085,000 |
| Median unit | $278,640 | $278,640 |
| Renting | ||
| House rent | $695/wk | $695/wk |
| Owner occupied | 80.0% | 80.0% |
| Renter occupied | 18.0% | 20.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 972 | 968 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 10 | 0 |
| Bike score | 10 | 25 |
| Population | 475 | 875 |
| Median age | 50 | 50 |
| Climate | ||
| Annual rainfall | 1116 mm | 1116 mm |
| Mean max, January | 27.9°C | 27.9°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
On school quality, the average ICSEA across schools serving Sunshine (972) sits above Brightwaters (968).
- For buyers
- Brightwaters is the lower entry point at $1,085,000 median, 20% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Brightwaters offers the higher gross rental yield (3.33% vs 2.68%), favouring cash-flow investors.
- For families
- Sunshine edges out on average school ICSEA (972 vs 968).
Sunshine vs Brightwaters: common questions
Is Sunshine or Brightwaters cheaper to buy in?
Brightwaters has the lower median house price at $1,085,000, roughly 20% below Sunshine ($1,350,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Sunshine or Brightwaters have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Sunshine scores 972 vs 968 in Brightwaters. 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, Sunshine or Brightwaters?
Gross rental yield on houses is 3.33% in Brightwaters vs 2.68% in Sunshine. 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.
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