Williamtown vs Fern Bay.
Comparing two suburbs with median house prices of $722,500 and $965,000. Fern Bay edges out on more headline metrics in this comparison.
Williamtown (median $722,500) is roughly 25% cheaper to buy into than Fern Bay ($965,000). Over the past year, Fern Bay (+1.3%) ran 1.3 percentage points ahead of Williamtown (0%) on house-price growth.
Fern Bay scores higher on walkability (0/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Fern Bay (1053) sits above Williamtown (972).
For buyers
Williamtown is the lower entry point at $722,500 median, 25% 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: Williamtown delivers the better gross yield (4.84% vs 4.20%), but Fern Bay 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
Fern Bay edges out on average school ICSEA (1053 vs 972). Fern Bay also has a higher family-household share (68% vs 55%), so the catchment community skews family-heavy.
Common questions
Is Williamtown or Fern Bay cheaper to buy in?
Williamtown has the lower median house price at $722,500, roughly 25% below Fern Bay ($965,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Williamtown or Fern Bay?
Over the past 12 months, Fern Bay grew +1.3% vs 0% in Williamtown, a gap of 1.3 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 Williamtown or Fern Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fern Bay scores 1053 vs 972 in Williamtown. 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, Williamtown or Fern Bay?
Fern Bay scores 4/100 on walkability vs 0/100. 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, Williamtown or Fern Bay?
Gross rental yield on houses is 4.84% in Williamtown vs 4.20% in Fern Bay. 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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