Tenambit vs Metford.
Comparing two suburbs with median house prices of $747,500 and $732,500. Tenambit edges out on more headline metrics in this comparison.
Metford (median $732,500) is roughly 2% cheaper to buy into than Tenambit ($747,500). Over the past year, Tenambit (+11.6%) ran 1.9 percentage points ahead of Metford (+9.7%) on house-price growth.
Tenambit scores higher on walkability (12/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Tenambit (1006) sits above Metford (1001).
For buyers
Metford is the lower entry point at $732,500 median, 2% 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: Metford delivers the better gross yield (4.54% vs 4.45%), but Tenambit 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
Tenambit edges out on average school ICSEA (1006 vs 1001).
Common questions
Is Tenambit or Metford cheaper to buy in?
Metford has the lower median house price at $732,500, roughly 2% below Tenambit ($747,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Tenambit or Metford?
Over the past 12 months, Tenambit grew +11.6% vs +9.7% in Metford, a gap of 1.9 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 Tenambit or Metford have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tenambit scores 1006 vs 1001 in Metford. 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, Tenambit or Metford?
Tenambit scores 12/100 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, Tenambit or Metford?
Gross rental yield on houses is 4.54% in Metford vs 4.45% in Tenambit. 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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