Ashbury vs Dulwich Hill.
Comparing two suburbs with median house prices of $2,400,000 and $2,390,000. Dulwich Hill edges out on more headline metrics in this comparison.
Dulwich Hill (median $2,390,000) is roughly 0% cheaper to buy into than Ashbury ($2,400,000). Over the past year, Ashbury (+10.6%) ran 5.1 percentage points ahead of Dulwich Hill (+5.5%) on house-price growth.
Dulwich Hill scores higher on walkability (18/100 vs 40/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Dulwich Hill (1081) sits above Ashbury (1080). Ashbury skews owner-occupied (86%), Dulwich Hill runs more rental-dense (52% owner).
For buyers
Dulwich Hill is the lower entry point at $2,390,000 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: Dulwich Hill delivers the better gross yield (2.28% vs 1.95%), but Ashbury 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
Dulwich Hill edges out on average school ICSEA (1081 vs 1080). Ashbury also has a higher family-household share (83% vs 59%), so the catchment community skews family-heavy.
Common questions
Is Ashbury or Dulwich Hill cheaper to buy in?
Dulwich Hill has the lower median house price at $2,390,000, roughly 0% below Ashbury ($2,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ashbury or Dulwich Hill?
Over the past 12 months, Ashbury grew +10.6% vs +5.5% in Dulwich Hill, a gap of 5.1 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 Ashbury or Dulwich Hill have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Dulwich Hill scores 1081 vs 1080 in Ashbury. 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, Ashbury or Dulwich Hill?
Dulwich Hill scores 40/100 on walkability vs 18/100. 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, Ashbury or Dulwich Hill?
Gross rental yield on houses is 2.28% in Dulwich Hill vs 1.95% in Ashbury. 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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