Tennyson vs West Lakes.
Comparing two suburbs with median house prices of $3,720,000 and $1,667,500.
West Lakes (median $1,667,500) is roughly 123% cheaper to buy into than Tennyson ($3,720,000). Over the past year, West Lakes (+21.1%) ran 21.1 percentage points ahead of Tennyson (0%) on house-price growth.
Tennyson scores higher on walkability (46/100 vs 32/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Tennyson (1025) sits above West Lakes (1000).
For buyers
West Lakes is the lower entry point at $1,667,500 median, 123% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
West Lakes carries both higher gross yield (2.18% vs 1.68%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Tennyson edges out on average school ICSEA (1025 vs 1000).
Common questions
Is Tennyson or West Lakes cheaper to buy in?
West Lakes has the lower median house price at $1,667,500, roughly 123% below Tennyson ($3,720,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Tennyson or West Lakes?
Over the past 12 months, West Lakes grew +21.1% vs 0% in Tennyson, a gap of 21.1 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 Tennyson or West Lakes have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tennyson scores 1025 vs 1000 in West Lakes. 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, Tennyson or West Lakes?
Tennyson scores 46/100 on walkability vs 32/100. 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, Tennyson or West Lakes?
Gross rental yield on houses is 2.18% in West Lakes vs 1.68% in Tennyson. 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 Tennyson against another suburb