West Beach vs Fulham
Fulham (median $1,520,000) is roughly 16% cheaper to buy into than West Beach ($1,808,000). Over the past year, West Beach (+23.6%) ran 21.6 percentage points ahead of Fulham (+2%) on house-price growth.
Buying in West Beach or Fulham?
Selling in West Beach? The free selling guide
West Beach and Fulham side by side
| Measure | West Beach | Fulham |
|---|---|---|
| Price and market | ||
| Median house | $1,808,000 | $1,520,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +23.6% | +2.0% |
| Renting | ||
| House rent | $715/wk | $755/wk |
| Unit rent | $520/wk | $510/wk |
| Owner occupied | 72.0% | 72.0% |
| Renter occupied | 26.0% | 22.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1078 | 1058 |
| Lifestyle and people | ||
| Walk score | – | 8 |
| Transit score | – | 0 |
| Bike score | – | 100 |
| Population | 5,175 | 2,920 |
| Median age | 45 | 44 |
| Climate | ||
| Annual rainfall | 428 mm | 428 mm |
| Mean max, January | 28.8°C | 28.8°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
On school quality, the average ICSEA across schools serving West Beach (1078) sits above Fulham (1058).
- For buyers
- Fulham is the lower entry point at $1,520,000 median, 16% 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: Fulham delivers the better gross yield (2.58% vs 2.06%), but West Beach 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
- West Beach edges out on average school ICSEA (1078 vs 1058).
West Beach vs Fulham: common questions
Is West Beach or Fulham cheaper to buy in?
Fulham has the lower median house price at $1,520,000, roughly 16% below West Beach ($1,808,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, West Beach or Fulham?
Over the past 12 months, West Beach grew +23.6% vs +2% in Fulham, a gap of 21.6 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 West Beach or Fulham have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), West Beach scores 1078 vs 1058 in Fulham. 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, West Beach or Fulham?
Gross rental yield on houses is 2.58% in Fulham vs 2.06% in West Beach. 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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