Waratah West vs North Lambton
Waratah West (median $900,000) is roughly 3% cheaper to buy into than North Lambton ($931,000). Over the past year, North Lambton (+14.2%) ran 1.7 percentage points ahead of Waratah West (+12.5%) on house-price growth.
Buying in Waratah West or North Lambton?
Selling in Waratah West? The free selling guide
Waratah West and North Lambton side by side
| Measure | Waratah West | North Lambton |
|---|---|---|
| Price and market | ||
| Median house | $900,000 | $931,000 |
| Median unit | $300,240 | $308,880 |
| House price change, 12 months | +12.5% | +14.2% |
| Renting | ||
| House rent | $720/wk | $680/wk |
| Unit rent | $500/wk | $498/wk |
| Owner occupied | 53.0% | 60.0% |
| Renter occupied | 44.0% | 39.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1000 | 995 |
| Lifestyle and people | ||
| Walk score | 4 | 20 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,142 | 3,454 |
| Median age | 31 | 31 |
| 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
North Lambton scores higher on walkability (4/100 vs 20/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Waratah West (1000) sits above North Lambton (995).
- For buyers
- Waratah West is the lower entry point at $900,000 median, 3% 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 West delivers the better gross yield (4.16% vs 3.80%), but North 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
- Waratah West edges out on average school ICSEA (1000 vs 995).
Waratah West vs North Lambton: common questions
Is Waratah West or North Lambton cheaper to buy in?
Waratah West has the lower median house price at $900,000, roughly 3% below North Lambton ($931,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Waratah West or North Lambton?
Over the past 12 months, North Lambton grew +14.2% vs +12.5% in Waratah West, a gap of 1.7 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 West or North Lambton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Waratah West scores 1000 vs 995 in North Lambton. 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 West or North Lambton?
North Lambton scores 20/100 on walkability vs 4/100. 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 West or North Lambton?
Gross rental yield on houses is 4.16% in Waratah West vs 3.80% in North 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.
Keep comparing
The two suburbs
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