Townsend vs Gulmarrad.
Comparing two suburbs with median house prices of $645,000 and $975,000. Townsend edges out on more headline metrics in this comparison.
Townsend (median $645,000) is roughly 34% cheaper to buy into than Gulmarrad ($975,000). Over the past year, Gulmarrad (+16.4%) ran 24.3 percentage points ahead of Townsend (-7.9%) on house-price growth.
Townsend scores higher on walkability (4/100 vs 0/100 ), useful if you're optimising for a car-light household. Gulmarrad skews owner-occupied (93%), Townsend runs more rental-dense (69% owner).
For buyers
Townsend is the lower entry point at $645,000 median, 34% 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: Townsend delivers the better gross yield (5.00% vs 3.31%), but Gulmarrad 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
Gulmarrad has a heavier family-household mix (88% vs 68%), which typically signals stronger demand for family-amenable infrastructure (parks, schools, supermarkets).
Common questions
Is Townsend or Gulmarrad cheaper to buy in?
Townsend has the lower median house price at $645,000, roughly 34% below Gulmarrad ($975,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Townsend or Gulmarrad?
Over the past 12 months, Gulmarrad grew +16.4% vs -7.9% in Townsend, a gap of 24.3 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.
Which is more walkable, Townsend or Gulmarrad?
Townsend scores 4/100 on walkability vs 0/100. 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, Townsend or Gulmarrad?
Gross rental yield on houses is 5.00% in Townsend vs 3.31% in Gulmarrad. 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 Townsend against another suburb