Eastlakes vs Beaconsfield.
Comparing two suburbs with median house prices of $2,177,500 and $2,380,000. Eastlakes edges out on more headline metrics in this comparison.
Eastlakes (median $2,177,500) is roughly 9% cheaper to buy into than Beaconsfield ($2,380,000). Over the past year, Eastlakes (+9.7%) ran 9.0 percentage points ahead of Beaconsfield (+0.7%) on house-price growth.
On school quality, the average ICSEA across schools serving Eastlakes (1062) sits above Beaconsfield (1037).
For buyers
Eastlakes is the lower entry point at $2,177,500 median, 9% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Eastlakes carries both higher gross yield (3.10% vs 2.40%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Eastlakes edges out on average school ICSEA (1062 vs 1037).
Common questions
Is Eastlakes or Beaconsfield cheaper to buy in?
Eastlakes has the lower median house price at $2,177,500, roughly 9% below Beaconsfield ($2,380,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Eastlakes or Beaconsfield?
Over the past 12 months, Eastlakes grew +9.7% vs +0.7% in Beaconsfield, a gap of 9.0 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 Eastlakes or Beaconsfield have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eastlakes scores 1062 vs 1037 in Beaconsfield. 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 suburb has higher rental yield, Eastlakes or Beaconsfield?
Gross rental yield on houses is 3.10% in Eastlakes vs 2.40% in Beaconsfield. 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 Eastlakes against another suburb