Alstonvale vs Eltham.
Comparing two suburbs with median house prices of $1,555,000 and $1,550,000. Eltham edges out on more headline metrics in this comparison.
Eltham (median $1,550,000) is roughly 0% cheaper to buy into than Alstonvale ($1,555,000). Over the past year, Eltham (-7.7%) ran 11.8 percentage points ahead of Alstonvale (-19.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Alstonvale (1030) sits above Eltham (1025).
For buyers
Eltham is the lower entry point at $1,550,000 median, 0% 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: Alstonvale delivers the better gross yield (2.51% vs 2.08%), but Eltham 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
Alstonvale edges out on average school ICSEA (1030 vs 1025).
Common questions
Is Alstonvale or Eltham cheaper to buy in?
Eltham has the lower median house price at $1,550,000, roughly 0% below Alstonvale ($1,555,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Alstonvale or Eltham?
Over the past 12 months, Eltham grew -7.7% vs -19.5% in Alstonvale, a gap of 11.8 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 Alstonvale or Eltham have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Alstonvale scores 1030 vs 1025 in Eltham. 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, Alstonvale or Eltham?
Gross rental yield on houses is 2.51% in Alstonvale vs 2.08% in Eltham. 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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