Ultimo vs Haymarket.
Comparing two suburbs with median house prices of $1,632,500 and $8,400,000. Haymarket edges out on more headline metrics in this comparison.
Ultimo (median $1,632,500) is roughly 81% cheaper to buy into than Haymarket ($8,400,000). Over the past year, Haymarket (0%) ran 2.2 percentage points ahead of Ultimo (-2.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Haymarket (1065) sits above Ultimo (1051).
For buyers
Ultimo is the lower entry point at $1,632,500 median, 81% 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: Ultimo delivers the better gross yield (1.59% vs 0.39%), but Haymarket 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
Haymarket edges out on average school ICSEA (1065 vs 1051).
Common questions
Is Ultimo or Haymarket cheaper to buy in?
Ultimo has the lower median house price at $1,632,500, roughly 81% below Haymarket ($8,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ultimo or Haymarket?
Over the past 12 months, Haymarket grew 0% vs -2.2% in Ultimo, a gap of 2.2 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 Ultimo or Haymarket have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Haymarket scores 1065 vs 1051 in Ultimo. 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, Ultimo or Haymarket?
Gross rental yield on houses is 1.59% in Ultimo vs 0.39% in Haymarket. 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 Ultimo against another suburb