Umina Beach vs Horsfield Bay.
Comparing two suburbs with median house prices of $1,230,000 and $1,100,000. Horsfield Bay edges out on more headline metrics in this comparison.
Horsfield Bay (median $1,100,000) is roughly 12% cheaper to buy into than Umina Beach ($1,230,000). Over the past year, Horsfield Bay (+12.8%) ran 3.5 percentage points ahead of Umina Beach (+9.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Umina Beach (1033) sits above Horsfield Bay (1023). Horsfield Bay skews owner-occupied (88%), Umina Beach runs more rental-dense (64% owner).
For buyers
Horsfield Bay is the lower entry point at $1,100,000 median, 12% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Horsfield Bay carries both higher gross yield (3.07% vs 2.94%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Umina Beach edges out on average school ICSEA (1033 vs 1023).
Common questions
Is Umina Beach or Horsfield Bay cheaper to buy in?
Horsfield Bay has the lower median house price at $1,100,000, roughly 12% below Umina Beach ($1,230,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Umina Beach or Horsfield Bay?
Over the past 12 months, Horsfield Bay grew +12.8% vs +9.3% in Umina Beach, a gap of 3.5 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 Umina Beach or Horsfield Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Umina Beach scores 1033 vs 1023 in Horsfield Bay. 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, Umina Beach or Horsfield Bay?
Gross rental yield on houses is 3.07% in Horsfield Bay vs 2.94% in Umina Beach. 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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