Yoogali vs Beelbangera
Beelbangera (median $529,625) is roughly 25% cheaper to buy into than Yoogali ($710,000). Over the past year, Beelbangera (+8.1%) ran 0.5 percentage points ahead of Yoogali (+7.6%) on house-price growth.
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Yoogali and Beelbangera side by side
| Measure | Yoogali | Beelbangera |
|---|---|---|
| Price and market | ||
| Median house | $710,000 | $529,625 |
| Median unit | $237,600 | $237,600 |
| House price change, 12 months | +7.6% | +8.1% |
| Renting | ||
| House rent | $525/wk | $525/wk |
| Unit rent | $360/wk | $360/wk |
| Owner occupied | 81.0% | 83.0% |
| Renter occupied | 16.0% | 8.0% |
| Schools | ||
| Schools nearby | 15 | 15 |
| Average ICSEA | 946 | 942 |
| Lifestyle and people | ||
| Walk score | 4 | 4 |
| Transit score | 0 | 0 |
| Bike score | 5 | 0 |
| Population | 1,334 | 358 |
| Median age | 41 | 39 |
| Climate | ||
| Annual rainfall | 393 mm | 400 mm |
| Mean max, January | 33.8°C | 33.9°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
On school quality, the average ICSEA across schools serving Yoogali (946) sits above Beelbangera (942).
- For buyers
- Beelbangera is the lower entry point at $529,625 median, 25% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Beelbangera carries both higher gross yield (5.15% vs 3.85%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Yoogali edges out on average school ICSEA (946 vs 942).
Yoogali vs Beelbangera: common questions
Is Yoogali or Beelbangera cheaper to buy in?
Beelbangera has the lower median house price at $529,625, roughly 25% below Yoogali ($710,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Yoogali or Beelbangera?
Over the past 12 months, Beelbangera grew +8.1% vs +7.6% in Yoogali, a gap of 0.5 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 Yoogali or Beelbangera have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Yoogali scores 946 vs 942 in Beelbangera. 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, Yoogali or Beelbangera?
Gross rental yield on houses is 5.15% in Beelbangera vs 3.85% in Yoogali. 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.
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The two suburbs
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