Welby vs Braemar
Welby (median $929,500) is roughly 5% cheaper to buy into than Braemar ($980,000). Over the past year, Welby (+22.3%) ran 14.6 percentage points ahead of Braemar (+7.7%) on house-price growth.
Buying in Welby or Braemar?
Selling in Welby? The free selling guide
Welby and Braemar side by side
| Measure | Welby | Braemar |
|---|---|---|
| Price and market | ||
| Median house | $929,500 | $980,000 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +22.3% | +7.7% |
| Renting | ||
| House rent | $750/wk | $750/wk |
| Owner occupied | 68.0% | 69.0% |
| Renter occupied | 32.0% | 30.0% |
| Schools | ||
| Schools nearby | 14 | 13 |
| Average ICSEA | 1043 | 1024 |
| Lifestyle and people | ||
| Walk score | 16 | 4 |
| Transit score | 0 | 0 |
| Bike score | 0 | 5 |
| Population | 764 | 966 |
| Median age | 42 | 34 |
| Climate | ||
| Annual rainfall | 852 mm | 823 mm |
| Mean max, January | 25.9°C | 26.0°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
Welby scores higher on walkability (16/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Welby (1043) sits above Braemar (1024).
- For buyers
- Welby is the lower entry point at $929,500 median, 5% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Welby carries both higher gross yield (4.20% vs 3.98%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Welby edges out on average school ICSEA (1043 vs 1024). Braemar also has a higher family-household share (80% vs 67%), so the catchment community skews family-heavy.
Welby vs Braemar: common questions
Is Welby or Braemar cheaper to buy in?
Welby has the lower median house price at $929,500, roughly 5% below Braemar ($980,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Welby or Braemar?
Over the past 12 months, Welby grew +22.3% vs +7.7% in Braemar, a gap of 14.6 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 Welby or Braemar have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Welby scores 1043 vs 1024 in Braemar. 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, Welby or Braemar?
Welby scores 16/100 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, Welby or Braemar?
Gross rental yield on houses is 4.20% in Welby vs 3.98% in Braemar. 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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