Willow Tree vs Murrurundi.
Comparing two suburbs with median house prices of $225,000 and $465,000.
Willow Tree (median $225,000) is roughly 52% cheaper to buy into than Murrurundi ($465,000). Over the past year, Willow Tree (0%) ran 0.6 percentage points ahead of Murrurundi (-0.6%) on house-price growth.
Murrurundi scores higher on walkability (16/100 vs 34/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Murrurundi (944) sits above Willow Tree (927).
For buyers
Willow Tree is the lower entry point at $225,000 median, 52% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Willow Tree carries both higher gross yield (4.39% vs 2.80%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Murrurundi edges out on average school ICSEA (944 vs 927).
Common questions
Is Willow Tree or Murrurundi cheaper to buy in?
Willow Tree has the lower median house price at $225,000, roughly 52% below Murrurundi ($465,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Willow Tree or Murrurundi?
Over the past 12 months, Willow Tree grew 0% vs -0.6% in Murrurundi, a gap of 0.6 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 Willow Tree or Murrurundi have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Murrurundi scores 944 vs 927 in Willow Tree. 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, Willow Tree or Murrurundi?
Murrurundi scores 34/100 on walkability vs 16/100. 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, Willow Tree or Murrurundi?
Gross rental yield on houses is 4.39% in Willow Tree vs 2.80% in Murrurundi. 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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