Tocumwal vs Berrigan.
Comparing two suburbs with median house prices of $490,000 and $310,000.
Berrigan (median $310,000) is roughly 58% cheaper to buy into than Tocumwal ($490,000). Over the past year, Tocumwal (+8.9%) ran 8.5 percentage points ahead of Berrigan (+0.4%) on house-price growth.
Tocumwal scores higher on walkability (20/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Berrigan (974) sits above Tocumwal (972).
For buyers
Berrigan is the lower entry point at $310,000 median, 58% 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: Berrigan delivers the better gross yield (2.99% vs 2.65%), but Tocumwal 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
Berrigan edges out on average school ICSEA (974 vs 972).
Common questions
Is Tocumwal or Berrigan cheaper to buy in?
Berrigan has the lower median house price at $310,000, roughly 58% below Tocumwal ($490,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Tocumwal or Berrigan?
Over the past 12 months, Tocumwal grew +8.9% vs +0.4% in Berrigan, a gap of 8.5 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 Tocumwal or Berrigan have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Berrigan scores 974 vs 972 in Tocumwal. 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, Tocumwal or Berrigan?
Tocumwal scores 20/100 on walkability vs 10/100. 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, Tocumwal or Berrigan?
Gross rental yield on houses is 2.99% in Berrigan vs 2.65% in Tocumwal. 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 Tocumwal against another suburb