Toormina vs Boambee.
Comparing two suburbs with median house prices of $735,000 and $1,400,000. Toormina edges out on more headline metrics in this comparison.
Toormina (median $735,000) is roughly 48% cheaper to buy into than Boambee ($1,400,000). Over the past year, Toormina (+6.4%) ran 2.7 percentage points ahead of Boambee (+3.7%) on house-price growth.
Toormina scores higher on walkability (22/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Toormina (964) sits above Boambee (960). Boambee skews owner-occupied (87%), Toormina runs more rental-dense (58% owner).
For buyers
Toormina is the lower entry point at $735,000 median, 48% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Toormina carries both higher gross yield (5.09% vs 2.53%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Toormina edges out on average school ICSEA (964 vs 960). Boambee also has a higher family-household share (82% vs 62%), so the catchment community skews family-heavy.
Common questions
Is Toormina or Boambee cheaper to buy in?
Toormina has the lower median house price at $735,000, roughly 48% below Boambee ($1,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Toormina or Boambee?
Over the past 12 months, Toormina grew +6.4% vs +3.7% in Boambee, a gap of 2.7 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 Toormina or Boambee have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Toormina scores 964 vs 960 in Boambee. 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, Toormina or Boambee?
Toormina scores 22/100 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, Toormina or Boambee?
Gross rental yield on houses is 5.09% in Toormina vs 2.53% in Boambee. 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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