Ashfield vs Croydon
Ashfield (median $2,267,500) is roughly 6% cheaper to buy into than Croydon ($2,422,500). Over the past year, Ashfield (+6.5%) ran 4.5 percentage points ahead of Croydon (+2%) on house-price growth.
Buying in Ashfield or Croydon?
Selling in Ashfield? The free selling guide
Ashfield and Croydon side by side
| Measure | Ashfield | Croydon |
|---|---|---|
| Price and market | ||
| Median house | $2,267,500 | $2,422,500 |
| Median unit | $349,920 | $760,000 |
| House price change, 12 months | +6.5% | +2.0% |
| Renting | ||
| House rent | $825/wk | $938/wk |
| Unit rent | $690/wk | $685/wk |
| Owner occupied | 45.0% | 66.0% |
| Renter occupied | 51.0% | 29.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1103 | 1098 |
| Lifestyle and people | ||
| Walk score | 100 | 38 |
| Transit score | 90 | 50 |
| Bike score | 100 | 100 |
| Population | 23,012 | 10,755 |
| Median age | 36 | 42 |
| Climate | ||
| Annual rainfall | 981 mm | 929 mm |
| Mean max, January | 27.6°C | 28.0°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
Ashfield scores higher on walkability (100/100 vs 38/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Ashfield (1103) sits above Croydon (1098). Croydon skews owner-occupied (66%), Ashfield runs more rental-dense (45% owner).
- For buyers
- Ashfield is the lower entry point at $2,267,500 median, 6% 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: Croydon delivers the better gross yield (2.01% vs 1.89%), but Ashfield 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
- Ashfield edges out on average school ICSEA (1103 vs 1098). Croydon also has a higher family-household share (73% vs 59%), so the catchment community skews family-heavy.
Ashfield vs Croydon: common questions
Is Ashfield or Croydon cheaper to buy in?
Ashfield has the lower median house price at $2,267,500, roughly 6% below Croydon ($2,422,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ashfield or Croydon?
Over the past 12 months, Ashfield grew +6.5% vs +2% in Croydon, a gap of 4.5 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 Ashfield or Croydon have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Ashfield scores 1103 vs 1098 in Croydon. 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, Ashfield or Croydon?
Ashfield scores 100/100 on walkability vs 38/100. 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, Ashfield or Croydon?
Gross rental yield on houses is 2.01% in Croydon vs 1.89% in Ashfield. 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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