Ashmont vs Lloyd
Ashmont (median $477,500) is roughly 38% cheaper to buy into than Lloyd ($770,000). Over the past year, Ashmont (+17.2%) ran 14.4 percentage points ahead of Lloyd (+2.8%) on house-price growth.
Buying in Ashmont or Lloyd?
Selling in Ashmont? The free selling guide
Ashmont and Lloyd side by side
| Measure | Ashmont | Lloyd |
|---|---|---|
| Price and market | ||
| Median house | $477,500 | $770,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | +17.2% | +2.8% |
| Renting | ||
| House rent | $550/wk | $550/wk |
| Unit rent | $420/wk | $420/wk |
| Owner occupied | 46.0% | 79.0% |
| Renter occupied | 50.0% | 20.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 950 | 953 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,747 | 1,509 |
| Median age | 36 | 32 |
| Climate | ||
| Annual rainfall | 549 mm | 558 mm |
| Mean max, January | 32.8°C | 32.5°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 Lloyd (953) sits above Ashmont (950). Lloyd skews owner-occupied (79%), Ashmont runs more rental-dense (46% owner).
- For buyers
- Ashmont is the lower entry point at $477,500 median, 38% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Ashmont carries both higher gross yield (5.99% vs 3.71%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Lloyd edges out on average school ICSEA (953 vs 950). Lloyd also has a higher family-household share (75% vs 62%), so the catchment community skews family-heavy.
Ashmont vs Lloyd: common questions
Is Ashmont or Lloyd cheaper to buy in?
Ashmont has the lower median house price at $477,500, roughly 38% below Lloyd ($770,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ashmont or Lloyd?
Over the past 12 months, Ashmont grew +17.2% vs +2.8% in Lloyd, a gap of 14.4 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 Ashmont or Lloyd have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lloyd scores 953 vs 950 in Ashmont. 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, Ashmont or Lloyd?
Gross rental yield on houses is 5.99% in Ashmont vs 3.71% in Lloyd. 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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