Woolbrook vs Bendemeer.
Comparing two suburbs with median house prices of $492,500 and $460,000.
Bendemeer (median $460,000) is roughly 7% cheaper to buy into than Woolbrook ($492,500).
On school quality, the average ICSEA across schools serving Woolbrook (962) sits above Bendemeer (941). Bendemeer skews owner-occupied (77%), Woolbrook runs more rental-dense (59% owner).
For buyers
Bendemeer is the lower entry point at $460,000 median, 7% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bendemeer offers the higher gross rental yield (3.39% vs 2.11%), favouring cash-flow investors.
For families
Woolbrook edges out on average school ICSEA (962 vs 941). Woolbrook also has a higher family-household share (78% vs 65%), so the catchment community skews family-heavy.
Common questions
Is Woolbrook or Bendemeer cheaper to buy in?
Bendemeer has the lower median house price at $460,000, roughly 7% below Woolbrook ($492,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Woolbrook or Bendemeer have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Woolbrook scores 962 vs 941 in Bendemeer. 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 suburb has higher rental yield, Woolbrook or Bendemeer?
Gross rental yield on houses is 3.39% in Bendemeer vs 2.11% in Woolbrook. 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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