Wamboin vs Sutton
Sutton (median $1,320,000) is roughly 23% cheaper to buy into than Wamboin ($1,705,000). Over the past year, Wamboin (+2.1%) ran 22.1 percentage points ahead of Sutton (-20%) on house-price growth.
Buying in Wamboin or Sutton?
Selling in Wamboin? The free selling guide
Wamboin and Sutton side by side
| Measure | Wamboin | Sutton |
|---|---|---|
| Price and market | ||
| Median house | $1,705,000 | $1,320,000 |
| House price change, 12 months | +2.1% | -20.0% |
| Renting | ||
| House rent | $695/wk | $695/wk |
| Unit rent | $433/wk | $433/wk |
| Owner occupied | 92.0% | 81.0% |
| Renter occupied | 6.0% | 16.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1060 | 1092 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 0 | 0 |
| Population | 1,805 | 1,556 |
| Median age | 46 | 44 |
| Climate | ||
| Annual rainfall | 635 mm | 599 mm |
| Mean max, January | 27.8°C | 29.1°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
On school quality, the average ICSEA across schools serving Sutton (1092) sits above Wamboin (1060). Wamboin skews owner-occupied (92%), Sutton runs more rental-dense (81% owner).
- For buyers
- Sutton is the lower entry point at $1,320,000 median, 23% 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: Sutton delivers the better gross yield (2.74% vs 2.12%), but Wamboin 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
- Sutton edges out on average school ICSEA (1092 vs 1060).
Wamboin vs Sutton: common questions
Is Wamboin or Sutton cheaper to buy in?
Sutton has the lower median house price at $1,320,000, roughly 23% below Wamboin ($1,705,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Wamboin or Sutton?
Over the past 12 months, Wamboin grew +2.1% vs -20% in Sutton, a gap of 22.1 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 Wamboin or Sutton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Sutton scores 1092 vs 1060 in Wamboin. 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, Wamboin or Sutton?
Gross rental yield on houses is 2.74% in Sutton vs 2.12% in Wamboin. 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.
Keep comparing
Compare Wamboin with
Choosing between Wamboin and Sutton?
The free buying guide: budget, schemes, inspections and how not to overpay.