Willow Vale vs Welby
Welby (median $929,500) is roughly 28% cheaper to buy into than Willow Vale ($1,290,000). Over the past year, Welby (+22.3%) ran 9.1 percentage points ahead of Willow Vale (+13.2%) on house-price growth.
Buying in Willow Vale or Welby?
Selling in Willow Vale? The free selling guide
Willow Vale and Welby side by side
| Measure | Willow Vale | Welby |
|---|---|---|
| Price and market | ||
| Median house | $1,290,000 | $929,500 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +13.2% | +22.3% |
| Renting | ||
| House rent | $750/wk | $750/wk |
| Owner occupied | – | 68.0% |
| Renter occupied | – | 32.0% |
| Schools | ||
| Schools nearby | 14 | 14 |
| Average ICSEA | 1028 | 1043 |
| Lifestyle and people | ||
| Walk score | 0 | 16 |
| Transit score | 0 | 0 |
| Bike score | 5 | 0 |
| Population | – | 764 |
| Median age | – | 42 |
| Climate | ||
| Annual rainfall | 852 mm | 852 mm |
| Mean max, January | 25.9°C | 25.9°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
Welby scores higher on walkability (0/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Welby (1043) sits above Willow Vale (1028).
- For buyers
- Welby is the lower entry point at $929,500 median, 28% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Welby carries both higher gross yield (4.20% vs 3.02%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Welby edges out on average school ICSEA (1043 vs 1028).
Willow Vale vs Welby: common questions
Is Willow Vale or Welby cheaper to buy in?
Welby has the lower median house price at $929,500, roughly 28% below Willow Vale ($1,290,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Willow Vale or Welby?
Over the past 12 months, Welby grew +22.3% vs +13.2% in Willow Vale, a gap of 9.1 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 Vale or Welby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Welby scores 1043 vs 1028 in Willow Vale. 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 Vale or Welby?
Welby scores 16/100 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, Willow Vale or Welby?
Gross rental yield on houses is 4.20% in Welby vs 3.02% in Willow Vale. 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.
Keep comparing
The two suburbs
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