Warragamba vs Mulgoa.
Comparing two suburbs with median house prices of $795,000 and $1,750,000. Mulgoa edges out on more headline metrics in this comparison.
Warragamba (median $795,000) is roughly 55% cheaper to buy into than Mulgoa ($1,750,000). Over the past year, Mulgoa (+5.9%) ran 5.3 percentage points ahead of Warragamba (+0.6%) on house-price growth.
Mulgoa scores higher on walkability (4/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Mulgoa (1007) sits above Warragamba (978).
For buyers
Warragamba is the lower entry point at $795,000 median, 55% 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: Warragamba delivers the better gross yield (4.77% vs 2.36%), but Mulgoa 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
Mulgoa edges out on average school ICSEA (1007 vs 978). Mulgoa also has a higher family-household share (86% vs 69%), so the catchment community skews family-heavy.
Common questions
Is Warragamba or Mulgoa cheaper to buy in?
Warragamba has the lower median house price at $795,000, roughly 55% below Mulgoa ($1,750,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Warragamba or Mulgoa?
Over the past 12 months, Mulgoa grew +5.9% vs +0.6% in Warragamba, a gap of 5.3 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 Warragamba or Mulgoa have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Mulgoa scores 1007 vs 978 in Warragamba. 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, Warragamba or Mulgoa?
Mulgoa scores 8/100 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, Warragamba or Mulgoa?
Gross rental yield on houses is 4.77% in Warragamba vs 2.36% in Mulgoa. 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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