Upper Ferntree Gully vs Tecoma.
Comparing two suburbs with median house prices of $920,000 and $912,500. Tecoma edges out on more headline metrics in this comparison.
Tecoma (median $912,500) is roughly 1% cheaper to buy into than Upper Ferntree Gully ($920,000).
Tecoma scores higher on walkability (24/100 vs 76/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Tecoma (1069) sits above Upper Ferntree Gully (1056).
For buyers
Tecoma is the lower entry point at $912,500 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Upper Ferntree Gully offers the higher gross rental yield (2.20% vs 2.14%), favouring cash-flow investors.
For families
Tecoma edges out on average school ICSEA (1069 vs 1056).
Common questions
Is Upper Ferntree Gully or Tecoma cheaper to buy in?
Tecoma has the lower median house price at $912,500, roughly 1% below Upper Ferntree Gully ($920,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Upper Ferntree Gully or Tecoma have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tecoma scores 1069 vs 1056 in Upper Ferntree Gully. 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, Upper Ferntree Gully or Tecoma?
Tecoma scores 76/100 on walkability vs 24/100. 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, Upper Ferntree Gully or Tecoma?
Gross rental yield on houses is 2.20% in Upper Ferntree Gully vs 2.14% in Tecoma. 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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