Eltham vs Clunes
Clunes (median $1,175,150) is roughly 24% cheaper to buy into than Eltham ($1,550,000). Over the past year, Clunes (-7.3%) ran 0.4 percentage points ahead of Eltham (-7.7%) on house-price growth.
Buying in Eltham or Clunes?
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Eltham and Clunes side by side
| Measure | Eltham | Clunes |
|---|---|---|
| Price and market | ||
| Median house | $1,550,000 | $1,175,150 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | -7.7% | -7.3% |
| Renting | ||
| House rent | $620/wk | $620/wk |
| Unit rent | $435/wk | $435/wk |
| Owner occupied | 86.0% | 76.0% |
| Renter occupied | 15.0% | 23.0% |
| Schools | ||
| Schools nearby | 16 | 10 |
| Average ICSEA | 1025 | 1044 |
| Lifestyle and people | ||
| Walk score | 0 | 16 |
| Transit score | 0 | 0 |
| Bike score | 0 | 0 |
| Population | 332 | 907 |
| Median age | 48 | 43 |
| Climate | ||
| Annual rainfall | 1464 mm | 1464 mm |
| Mean max, January | 29.2°C | 29.2°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Clunes scores higher on walkability (0/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Clunes (1044) sits above Eltham (1025). Eltham skews owner-occupied (86%), Clunes runs more rental-dense (76% owner).
- For buyers
- Clunes is the lower entry point at $1,175,150 median, 24% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Clunes carries both higher gross yield (2.74% vs 2.08%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Clunes edges out on average school ICSEA (1044 vs 1025).
Eltham vs Clunes: common questions
Is Eltham or Clunes cheaper to buy in?
Clunes has the lower median house price at $1,175,150, roughly 24% below Eltham ($1,550,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Eltham or Clunes?
Over the past 12 months, Clunes grew -7.3% vs -7.7% in Eltham, a gap of 0.4 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 Eltham or Clunes have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Clunes scores 1044 vs 1025 in Eltham. 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 or Clunes?
Clunes scores 16/100 on walkability vs 0/100. 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 or Clunes?
Gross rental yield on houses is 2.74% in Clunes vs 2.08% in Eltham. 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.
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