West Lakes vs Hendon.
Comparing two suburbs with median house prices of $1,667,500 and $950,000. Hendon edges out on more headline metrics in this comparison.
Hendon (median $950,000) is roughly 76% cheaper to buy into than West Lakes ($1,667,500). Over the past year, West Lakes (+21.1%) ran 7.3 percentage points ahead of Hendon (+13.8%) on house-price growth.
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 $950,000 median, 76% 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: Hendon delivers the better gross yield (3.50% vs 2.18%), but West Lakes 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
Hendon edges out on average school ICSEA (1004 vs 1000).
Common questions
Is West Lakes or Hendon cheaper to buy in?
Hendon has the lower median house price at $950,000, roughly 76% below West Lakes ($1,667,500). 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, West Lakes grew +21.1% vs +13.8% in Hendon, a gap of 7.3 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 3.50% in Hendon vs 2.18% 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.
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).
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