Belfield vs Lakemba.
Comparing two suburbs with median house prices of $2,017,500 and $1,480,000.
Lakemba (median $1,480,000) is roughly 36% cheaper to buy into than Belfield ($2,017,500). Over the past year, Belfield (+8.6%) ran 3.8 percentage points ahead of Lakemba (+4.8%) on house-price growth.
Lakemba scores higher on walkability (10/100 vs 88/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Belfield (1023) sits above Lakemba (1004). Belfield skews owner-occupied (66%), Lakemba runs more rental-dense (39% owner).
For buyers
Lakemba is the lower entry point at $1,480,000 median, 36% 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: Lakemba delivers the better gross yield (2.72% vs 2.32%), but Belfield 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
Belfield edges out on average school ICSEA (1023 vs 1004).
Common questions
Is Belfield or Lakemba cheaper to buy in?
Lakemba has the lower median house price at $1,480,000, roughly 36% below Belfield ($2,017,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belfield or Lakemba?
Over the past 12 months, Belfield grew +8.6% vs +4.8% in Lakemba, a gap of 3.8 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 Belfield or Lakemba have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belfield scores 1023 vs 1004 in Lakemba. 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, Belfield or Lakemba?
Lakemba scores 88/100 on walkability vs 10/100. 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, Belfield or Lakemba?
Gross rental yield on houses is 2.72% in Lakemba vs 2.32% in Belfield. 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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