Waratah vs Hamilton North
Waratah (median $930,000) is roughly 7% cheaper to buy into than Hamilton North ($1,005,000). Over the past year, Hamilton North (+4.8%) ran 2.4 percentage points ahead of Waratah (+2.4%) on house-price growth.
Buying in Waratah or Hamilton North?
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Waratah and Hamilton North side by side
| Measure | Waratah | Hamilton North |
|---|---|---|
| Price and market | ||
| Median house | $930,000 | $1,005,000 |
| Median unit | $300,240 | $310,320 |
| House price change, 12 months | +2.4% | +4.8% |
| Renting | ||
| House rent | $720/wk | $710/wk |
| Unit rent | $500/wk | $630/wk |
| Owner occupied | 49.0% | 66.0% |
| Renter occupied | 46.0% | 32.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1011 | 1039 |
| Lifestyle and people | ||
| Walk score | 74 | 66 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,927 | 934 |
| Median age | 41 | 36 |
| Climate | ||
| Annual rainfall | 1098 mm | 1078 mm |
| Mean max, January | 28.5°C | 28.1°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
Waratah scores higher on walkability (74/100 vs 66/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Hamilton North (1039) sits above Waratah (1011). Hamilton North skews owner-occupied (66%), Waratah runs more rental-dense (49% owner).
- For buyers
- Waratah is the lower entry point at $930,000 median, 7% 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: Waratah delivers the better gross yield (4.03% vs 3.67%), but Hamilton North 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
- Hamilton North edges out on average school ICSEA (1039 vs 1011).
Waratah vs Hamilton North: common questions
Is Waratah or Hamilton North cheaper to buy in?
Waratah has the lower median house price at $930,000, roughly 7% below Hamilton North ($1,005,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Waratah or Hamilton North?
Over the past 12 months, Hamilton North grew +4.8% vs +2.4% in Waratah, a gap of 2.4 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 Waratah or Hamilton North have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hamilton North scores 1039 vs 1011 in Waratah. 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, Waratah or Hamilton North?
Waratah scores 74/100 on walkability vs 66/100. 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, Waratah or Hamilton North?
Gross rental yield on houses is 4.03% in Waratah vs 3.67% in Hamilton North. 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
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