Waterways vs Aspendale Gardens.
Comparing two suburbs with median house prices of $1,635,000 and $1,265,000. Aspendale Gardens edges out on more headline metrics in this comparison.
Aspendale Gardens (median $1,265,000) is roughly 29% cheaper to buy into than Waterways ($1,635,000).
On school quality, the average ICSEA across schools serving Aspendale Gardens (1092) sits above Waterways (1077).
For buyers
Aspendale Gardens is the lower entry point at $1,265,000 median, 29% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Aspendale Gardens offers the higher gross rental yield (1.73% vs 1.34%), favouring cash-flow investors.
For families
Aspendale Gardens edges out on average school ICSEA (1092 vs 1077). Waterways also has a higher family-household share (93% vs 83%), so the catchment community skews family-heavy.
Common questions
Is Waterways or Aspendale Gardens cheaper to buy in?
Aspendale Gardens has the lower median house price at $1,265,000, roughly 29% below Waterways ($1,635,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Waterways or Aspendale Gardens have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Aspendale Gardens scores 1092 vs 1077 in Waterways. 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 suburb has higher rental yield, Waterways or Aspendale Gardens?
Gross rental yield on houses is 1.73% in Aspendale Gardens vs 1.34% in Waterways. 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).
Compare Waterways against another suburb