Surf Beach vs Smiths Beach.
Comparing two suburbs with median house prices of $740,000 and $846,000.
Surf Beach (median $740,000) is roughly 13% cheaper to buy into than Smiths Beach ($846,000).
On school quality, the average ICSEA across schools serving Smiths Beach (1042) sits above Surf Beach (1041).
For buyers
Surf Beach is the lower entry point at $740,000 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Surf Beach offers the higher gross rental yield (2.32% vs 2.03%), favouring cash-flow investors.
For families
Smiths Beach edges out on average school ICSEA (1042 vs 1041).
Common questions
Is Surf Beach or Smiths Beach cheaper to buy in?
Surf Beach has the lower median house price at $740,000, roughly 13% below Smiths Beach ($846,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Surf Beach or Smiths Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Smiths Beach scores 1042 vs 1041 in Surf Beach. 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, Surf Beach or Smiths Beach?
Gross rental yield on houses is 2.32% in Surf Beach vs 2.03% in Smiths Beach. 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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