Yarramundi vs Agnes Banks.
Comparing two suburbs with median house prices of $1,950,000 and $1,175,000. Yarramundi edges out on more headline metrics in this comparison.
Agnes Banks (median $1,175,000) is roughly 66% cheaper to buy into than Yarramundi ($1,950,000). Over the past year, Yarramundi (+2.6%) ran 21.8 percentage points ahead of Agnes Banks (-19.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Yarramundi (1021) sits above Agnes Banks (1003). Yarramundi skews owner-occupied (90%), Agnes Banks runs more rental-dense (75% owner).
For buyers
Agnes Banks is the lower entry point at $1,175,000 median, 66% 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: Agnes Banks delivers the better gross yield (3.01% vs 1.81%), but Yarramundi 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
Yarramundi edges out on average school ICSEA (1021 vs 1003).
Common questions
Is Yarramundi or Agnes Banks cheaper to buy in?
Agnes Banks has the lower median house price at $1,175,000, roughly 66% below Yarramundi ($1,950,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Yarramundi or Agnes Banks?
Over the past 12 months, Yarramundi grew +2.6% vs -19.2% in Agnes Banks, a gap of 21.8 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 Yarramundi or Agnes Banks have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Yarramundi scores 1021 vs 1003 in Agnes Banks. 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, Yarramundi or Agnes Banks?
Gross rental yield on houses is 3.01% in Agnes Banks vs 1.81% in Yarramundi. 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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