Caringbah South vs Lilli Pilli.
Comparing two suburbs with median house prices of $2,407,389 and $3,357,500.
Caringbah South (median $2,407,389) is roughly 28% cheaper to buy into than Lilli Pilli ($3,357,500). Over the past year, Lilli Pilli (+23.9%) ran 16.2 percentage points ahead of Caringbah South (+7.7%) on house-price growth.
Caringbah South scores higher on walkability (38/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Lilli Pilli (1094) sits above Caringbah South (1086).
For buyers
Caringbah South is the lower entry point at $2,407,389 median, 28% 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: Caringbah South delivers the better gross yield (2.70% vs 1.94%), but Lilli Pilli 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
Lilli Pilli edges out on average school ICSEA (1094 vs 1086).
Common questions
Is Caringbah South or Lilli Pilli cheaper to buy in?
Caringbah South has the lower median house price at $2,407,389, roughly 28% below Lilli Pilli ($3,357,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Caringbah South or Lilli Pilli?
Over the past 12 months, Lilli Pilli grew +23.9% vs +7.7% in Caringbah South, a gap of 16.2 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 Caringbah South or Lilli Pilli have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lilli Pilli scores 1094 vs 1086 in Caringbah South. 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, Caringbah South or Lilli Pilli?
Caringbah South scores 38/100 on walkability vs 14/100. 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, Caringbah South or Lilli Pilli?
Gross rental yield on houses is 2.70% in Caringbah South vs 1.94% in Lilli Pilli. 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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