Eltham North vs Montmorency.
Comparing two suburbs with median house prices of $1,331,000 and $1,150,000. Montmorency edges out on more headline metrics in this comparison.
Montmorency (median $1,150,000) is roughly 16% cheaper to buy into than Eltham North ($1,331,000).
Montmorency scores higher on walkability (2/100 vs 72/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Montmorency (1100) sits above Eltham North (1099). Eltham North skews owner-occupied (93%), Montmorency runs more rental-dense (81% owner).
For buyers
Montmorency is the lower entry point at $1,150,000 median, 16% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Montmorency offers the higher gross rental yield (2.94% vs 1.76%), favouring cash-flow investors.
For families
Montmorency edges out on average school ICSEA (1100 vs 1099). Eltham North also has a higher family-household share (90% vs 75%), so the catchment community skews family-heavy.
Common questions
Is Eltham North or Montmorency cheaper to buy in?
Montmorency has the lower median house price at $1,150,000, roughly 16% below Eltham North ($1,331,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Eltham North or Montmorency have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Montmorency scores 1100 vs 1099 in Eltham North. 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, Eltham North or Montmorency?
Montmorency scores 72/100 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, Eltham North or Montmorency?
Gross rental yield on houses is 2.94% in Montmorency vs 1.76% in Eltham North. 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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