Dulwich vs Eastwood.
Comparing two suburbs with median house prices of $2,100,000 and $1,420,000. Eastwood edges out on more headline metrics in this comparison.
Eastwood (median $1,420,000) is roughly 48% cheaper to buy into than Dulwich ($2,100,000). Over the past year, Dulwich (+7.4%) ran 2.9 percentage points ahead of Eastwood (+4.5%) on house-price growth.
Eastwood scores higher on walkability (64/100 vs 88/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Eastwood (1127) sits above Dulwich (1123).
For buyers
Eastwood is the lower entry point at $1,420,000 median, 48% 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: Eastwood delivers the better gross yield (3.66% vs 2.17%), but Dulwich 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
Eastwood edges out on average school ICSEA (1127 vs 1123). Dulwich also has a higher family-household share (67% vs 50%), so the catchment community skews family-heavy.
Common questions
Is Dulwich or Eastwood cheaper to buy in?
Eastwood has the lower median house price at $1,420,000, roughly 48% below Dulwich ($2,100,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Dulwich or Eastwood?
Over the past 12 months, Dulwich grew +7.4% vs +4.5% in Eastwood, a gap of 2.9 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 Dulwich or Eastwood have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eastwood scores 1127 vs 1123 in Dulwich. 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, Dulwich or Eastwood?
Eastwood scores 88/100 on walkability vs 64/100. 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, Dulwich or Eastwood?
Gross rental yield on houses is 3.66% in Eastwood vs 2.17% in Dulwich. 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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