Carrum vs Patterson Lakes.
Comparing two suburbs with median house prices of $1,100,500 and $1,575,000. Carrum edges out on more headline metrics in this comparison.
Carrum (median $1,100,500) is roughly 30% cheaper to buy into than Patterson Lakes ($1,575,000).
Patterson Lakes scores higher on walkability (2/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Carrum (1046) sits above Patterson Lakes (1040). Patterson Lakes skews owner-occupied (79%), Carrum runs more rental-dense (67% owner).
For buyers
Carrum is the lower entry point at $1,100,500 median, 30% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Carrum offers the higher gross rental yield (3.21% vs 1.39%), favouring cash-flow investors.
For families
Carrum edges out on average school ICSEA (1046 vs 1040).
Common questions
Is Carrum or Patterson Lakes cheaper to buy in?
Carrum has the lower median house price at $1,100,500, roughly 30% below Patterson Lakes ($1,575,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Carrum or Patterson Lakes have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Carrum scores 1046 vs 1040 in Patterson Lakes. 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, Carrum or Patterson Lakes?
Patterson Lakes scores 8/100 on walkability vs 2/100. 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, Carrum or Patterson Lakes?
Gross rental yield on houses is 3.21% in Carrum vs 1.39% in Patterson Lakes. 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).
Compare Carrum against another suburb