Terranora vs Bilambil Heights.
Comparing two suburbs with median house prices of $1,267,500 and $1,146,000. Bilambil Heights edges out on more headline metrics in this comparison.
Bilambil Heights (median $1,146,000) is roughly 11% cheaper to buy into than Terranora ($1,267,500). Over the past year, Bilambil Heights (+8.3%) ran 0.9 percentage points ahead of Terranora (+7.4%) on house-price growth.
On school quality, the average ICSEA across schools serving Terranora (993) sits above Bilambil Heights (990).
For buyers
Bilambil Heights is the lower entry point at $1,146,000 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bilambil Heights carries both higher gross yield (4.31% vs 3.90%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Terranora edges out on average school ICSEA (993 vs 990). Terranora also has a higher family-household share (85% vs 75%), so the catchment community skews family-heavy.
Common questions
Is Terranora or Bilambil Heights cheaper to buy in?
Bilambil Heights has the lower median house price at $1,146,000, roughly 11% below Terranora ($1,267,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Terranora or Bilambil Heights?
Over the past 12 months, Bilambil Heights grew +8.3% vs +7.4% in Terranora, a gap of 0.9 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 Terranora or Bilambil Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Terranora scores 993 vs 990 in Bilambil Heights. 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, Terranora or Bilambil Heights?
Gross rental yield on houses is 4.31% in Bilambil Heights vs 3.90% in Terranora. 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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