Dolans Bay vs Lilli Pilli.
Comparing two suburbs with median house prices of $3,135,000 and $3,357,500.
Dolans Bay (median $3,135,000) is roughly 7% cheaper to buy into than Lilli Pilli ($3,357,500). Over the past year, Lilli Pilli (+23.9%) ran 5.6 percentage points ahead of Dolans Bay (+18.3%) on house-price growth.
Dolans Bay scores higher on walkability (22/100 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 Dolans Bay (1093).
For buyers
Dolans Bay is the lower entry point at $3,135,000 median, 7% 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: Dolans Bay delivers the better gross yield (2.07% 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 1093).
Common questions
Is Dolans Bay or Lilli Pilli cheaper to buy in?
Dolans Bay has the lower median house price at $3,135,000, roughly 7% 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, Dolans Bay or Lilli Pilli?
Over the past 12 months, Lilli Pilli grew +23.9% vs +18.3% in Dolans Bay, a gap of 5.6 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 Dolans Bay or Lilli Pilli have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lilli Pilli scores 1094 vs 1093 in Dolans Bay. 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, Dolans Bay or Lilli Pilli?
Dolans Bay scores 22/100 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, Dolans Bay or Lilli Pilli?
Gross rental yield on houses is 2.07% in Dolans Bay 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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