Tea Tree Gully vs Highbury.
Comparing two suburbs with median house prices of $900,000 and $1,185,000.
Tea Tree Gully (median $900,000) is roughly 24% cheaper to buy into than Highbury ($1,185,000). Over the past year, Highbury (+39.4%) ran 32.9 percentage points ahead of Tea Tree Gully (+6.5%) on house-price growth.
Tea Tree Gully scores higher on walkability (14/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Highbury (1045) sits above Tea Tree Gully (1034).
For buyers
Tea Tree Gully is the lower entry point at $900,000 median, 24% 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: Tea Tree Gully delivers the better gross yield (3.67% vs 2.76%), but Highbury 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
Highbury edges out on average school ICSEA (1045 vs 1034).
Common questions
Is Tea Tree Gully or Highbury cheaper to buy in?
Tea Tree Gully has the lower median house price at $900,000, roughly 24% below Highbury ($1,185,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Tea Tree Gully or Highbury?
Over the past 12 months, Highbury grew +39.4% vs +6.5% in Tea Tree Gully, a gap of 32.9 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 Tea Tree Gully or Highbury have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Highbury scores 1045 vs 1034 in Tea Tree Gully. 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, Tea Tree Gully or Highbury?
Tea Tree Gully scores 14/100 on walkability vs 0/100. 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, Tea Tree Gully or Highbury?
Gross rental yield on houses is 3.67% in Tea Tree Gully vs 2.76% in Highbury. 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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