Aspendale vs Mordialloc.
Comparing two suburbs with median house prices of $1,342,500 and $1,387,500. Mordialloc edges out on more headline metrics in this comparison.
Aspendale (median $1,342,500) is roughly 3% cheaper to buy into than Mordialloc ($1,387,500).
Mordialloc scores higher on walkability (36/100 vs 48/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Mordialloc (1098) sits above Aspendale (1094). Aspendale skews owner-occupied (80%), Mordialloc runs more rental-dense (68% owner).
For buyers
Aspendale is the lower entry point at $1,342,500 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Mordialloc offers the higher gross rental yield (2.81% vs 2.63%), favouring cash-flow investors.
For families
Mordialloc edges out on average school ICSEA (1098 vs 1094). Aspendale also has a higher family-household share (77% vs 67%), so the catchment community skews family-heavy.
Common questions
Is Aspendale or Mordialloc cheaper to buy in?
Aspendale has the lower median house price at $1,342,500, roughly 3% below Mordialloc ($1,387,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Aspendale or Mordialloc have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Mordialloc scores 1098 vs 1094 in Aspendale. 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, Aspendale or Mordialloc?
Mordialloc scores 48/100 on walkability vs 36/100. 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, Aspendale or Mordialloc?
Gross rental yield on houses is 2.81% in Mordialloc vs 2.63% in Aspendale. 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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