Varsity Lakes vs Burleigh Waters.
Comparing two suburbs with median house prices of $1,100,000 and $1,595,000. Burleigh Waters edges out on more headline metrics in this comparison.
Varsity Lakes (median $1,100,000) is roughly 31% cheaper to buy into than Burleigh Waters ($1,595,000).
Burleigh Waters scores higher on walkability (80/100 vs 82/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Burleigh Waters (1061) sits above Varsity Lakes (1059). Burleigh Waters skews owner-occupied (78%), Varsity Lakes runs more rental-dense (54% owner).
For buyers
Varsity Lakes is the lower entry point at $1,100,000 median, 31% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Varsity Lakes offers the higher gross rental yield (4.49% vs 3.59%), favouring cash-flow investors.
For families
Burleigh Waters edges out on average school ICSEA (1061 vs 1059).
Common questions
Is Varsity Lakes or Burleigh Waters cheaper to buy in?
Varsity Lakes has the lower median house price at $1,100,000, roughly 31% below Burleigh Waters ($1,595,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Varsity Lakes or Burleigh Waters have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Burleigh Waters scores 1061 vs 1059 in Varsity Lakes. 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, Varsity Lakes or Burleigh Waters?
Burleigh Waters scores 82/100 on walkability vs 80/100. 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, Varsity Lakes or Burleigh Waters?
Gross rental yield on houses is 4.49% in Varsity Lakes vs 3.59% in Burleigh Waters. 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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