West Lakes vs Hendon
Hendon (median $960,000) is roughly 32% cheaper to buy into than West Lakes ($1,410,000). Over the past year, Hendon (+8.7%) ran 5.8 percentage points ahead of West Lakes (+2.9%) on house-price growth.
Buying in West Lakes or Hendon?
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West Lakes and Hendon side by side
| Measure | West Lakes | Hendon |
|---|---|---|
| Price and market | ||
| Median house | $1,410,000 | $960,000 |
| Median unit | $282,960 | $250,560 |
| House price change, 12 months | +2.9% | +8.7% |
| Renting | ||
| House rent | $772/wk | $685/wk |
| Unit rent | $650/wk | $254/wk |
| Owner occupied | 78.0% | 65.0% |
| Renter occupied | 16.0% | 32.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1000 | 1004 |
| Lifestyle and people | ||
| Walk score | 32 | 52 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 6,768 | 1,271 |
| Median age | 54 | 40 |
| Climate | ||
| Annual rainfall | 401 mm | 401 mm |
| Mean max, January | 29.5°C | 29.5°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
Hendon scores higher on walkability (32/100 vs 52/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Hendon (1004) sits above West Lakes (1000). West Lakes skews owner-occupied (78%), Hendon runs more rental-dense (65% owner).
- For buyers
- Hendon is the lower entry point at $960,000 median, 32% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Hendon carries both higher gross yield (3.71% vs 2.85%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Hendon edges out on average school ICSEA (1004 vs 1000).
West Lakes vs Hendon: common questions
Is West Lakes or Hendon cheaper to buy in?
Hendon has the lower median house price at $960,000, roughly 32% below West Lakes ($1,410,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, West Lakes or Hendon?
Over the past 12 months, Hendon grew +8.7% vs +2.9% in West Lakes, a gap of 5.8 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 Lakes or Hendon have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hendon scores 1004 vs 1000 in West Lakes. 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, West Lakes or Hendon?
Hendon scores 52/100 on walkability vs 32/100. 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, West Lakes or Hendon?
Gross rental yield on houses is 3.71% in Hendon vs 2.85% in West Lakes. 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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