Woy Woy Bay vs Horsfield Bay.
Comparing two suburbs with median house prices of $1,370,000 and $1,100,000. Woy Woy Bay edges out on more headline metrics in this comparison.
Horsfield Bay (median $1,100,000) is roughly 25% cheaper to buy into than Woy Woy Bay ($1,370,000). Over the past year, Woy Woy Bay (+13%) ran 0.2 percentage points ahead of Horsfield Bay (+12.8%) on house-price growth.
Woy Woy Bay scores higher on walkability (12/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Woy Woy Bay (1032) sits above Horsfield Bay (1023).
For buyers
Horsfield Bay is the lower entry point at $1,100,000 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: Horsfield Bay delivers the better gross yield (3.07% vs 2.47%), but Woy Woy 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
Woy Woy Bay edges out on average school ICSEA (1032 vs 1023).
Common questions
Is Woy Woy Bay or Horsfield Bay cheaper to buy in?
Horsfield Bay has the lower median house price at $1,100,000, roughly 25% below Woy Woy Bay ($1,370,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Woy Woy Bay or Horsfield Bay?
Over the past 12 months, Woy Woy Bay grew +13% vs +12.8% in Horsfield Bay, a gap of 0.2 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 Woy Woy Bay or Horsfield Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Woy Woy Bay scores 1032 vs 1023 in Horsfield Bay. 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, Woy Woy Bay or Horsfield Bay?
Woy Woy Bay scores 12/100 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, Woy Woy Bay or Horsfield Bay?
Gross rental yield on houses is 3.07% in Horsfield Bay vs 2.47% in Woy Woy 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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