Waratah vs Lambton
Waratah (median $930,000) is roughly 20% cheaper to buy into than Lambton ($1,166,250). Over the past year, Lambton (+9.8%) ran 7.4 percentage points ahead of Waratah (+2.4%) on house-price growth.
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Waratah and Lambton side by side
| Measure | Waratah | Lambton |
|---|---|---|
| Price and market | ||
| Median house | $930,000 | $1,166,250 |
| Median unit | $300,240 | $308,880 |
| House price change, 12 months | +2.4% | +9.8% |
| Renting | ||
| House rent | $720/wk | $680/wk |
| Unit rent | $500/wk | $498/wk |
| Owner occupied | 49.0% | 63.0% |
| Renter occupied | 46.0% | 35.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1011 | 1018 |
| Lifestyle and people | ||
| Walk score | 74 | 22 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,927 | 5,214 |
| Median age | 41 | 40 |
| Climate | ||
| Annual rainfall | 1098 mm | 1098 mm |
| Mean max, January | 28.5°C | 28.5°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 22/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Lambton (1018) sits above Waratah (1011). Lambton skews owner-occupied (63%), Waratah runs more rental-dense (49% owner).
- For buyers
- Waratah is the lower entry point at $930,000 median, 20% 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 3.03%), but Lambton 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
- Lambton edges out on average school ICSEA (1018 vs 1011). Lambton also has a higher family-household share (66% vs 56%), so the catchment community skews family-heavy.
Waratah vs Lambton: common questions
Is Waratah or Lambton cheaper to buy in?
Waratah has the lower median house price at $930,000, roughly 20% below Lambton ($1,166,250). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Waratah or Lambton?
Over the past 12 months, Lambton grew +9.8% vs +2.4% in Waratah, a gap of 7.4 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 Lambton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lambton scores 1018 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 Lambton?
Waratah scores 74/100 on walkability vs 22/100. 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 Lambton?
Gross rental yield on houses is 4.03% in Waratah vs 3.03% in Lambton. 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.
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