Warrawong vs Primbee
Warrawong (median $821,500) is roughly 27% cheaper to buy into than Primbee ($1,127,500). Over the past year, Primbee (+8.4%) ran 4.2 percentage points ahead of Warrawong (+4.2%) on house-price growth.
Buying in Warrawong or Primbee?
Selling in Warrawong? The free selling guide
Warrawong and Primbee side by side
| Measure | Warrawong | Primbee |
|---|---|---|
| Price and market | ||
| Median house | $821,500 | $1,127,500 |
| Median unit | $277,920 | $277,920 |
| House price change, 12 months | +4.2% | +8.4% |
| Renting | ||
| House rent | $690/wk | $690/wk |
| Unit rent | $500/wk | $500/wk |
| Owner occupied | 48.0% | 67.0% |
| Renter occupied | 48.0% | 31.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 971 | 951 |
| Lifestyle and people | ||
| Walk score | 22 | 14 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,659 | 1,623 |
| Median age | 41 | 44 |
| Climate | ||
| Annual rainfall | 1035 mm | 1035 mm |
| Mean max, January | 25.9°C | 25.9°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
Warrawong scores higher on walkability (22/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Warrawong (971) sits above Primbee (951). Primbee skews owner-occupied (67%), Warrawong runs more rental-dense (48% owner).
- For buyers
- Warrawong is the lower entry point at $821,500 median, 27% 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: Warrawong delivers the better gross yield (4.37% vs 3.18%), but Primbee 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
- Warrawong edges out on average school ICSEA (971 vs 951).
Warrawong vs Primbee: common questions
Is Warrawong or Primbee cheaper to buy in?
Warrawong has the lower median house price at $821,500, roughly 27% below Primbee ($1,127,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Warrawong or Primbee?
Over the past 12 months, Primbee grew +8.4% vs +4.2% in Warrawong, a gap of 4.2 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 Warrawong or Primbee have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Warrawong scores 971 vs 951 in Primbee. 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, Warrawong or Primbee?
Warrawong scores 22/100 on walkability vs 14/100. 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, Warrawong or Primbee?
Gross rental yield on houses is 4.37% in Warrawong vs 3.18% in Primbee. 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
Compare Warrawong with
Choosing between Warrawong and Primbee?
The free buying guide: budget, schemes, inspections and how not to overpay.