Emu Plains vs Lapstone
Emu Plains (median $1,151,210) is roughly 2% cheaper to buy into than Lapstone ($1,175,000). Over the past year, Emu Plains (+9.6%) ran 13.0 percentage points ahead of Lapstone (-3.4%) on house-price growth.
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Emu Plains and Lapstone side by side
| Measure | Emu Plains | Lapstone |
|---|---|---|
| Price and market | ||
| Median house | $1,151,210 | $1,175,000 |
| Median unit | $329,040 | $396,000 |
| House price change, 12 months | +9.6% | -3.4% |
| Renting | ||
| House rent | $660/wk | $725/wk |
| Unit rent | $590/wk | – |
| Owner occupied | 75.0% | 89.0% |
| Renter occupied | 22.0% | 11.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1036 | 1033 |
| Lifestyle and people | ||
| Walk score | 50 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 8,126 | 948 |
| Median age | 41 | 44 |
| Climate | ||
| Annual rainfall | 794 mm | 794 mm |
| Mean max, January | 30.5°C | 30.5°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
Emu Plains scores higher on walkability (50/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Emu Plains (1036) sits above Lapstone (1033). Lapstone skews owner-occupied (89%), Emu Plains runs more rental-dense (75% owner).
- For buyers
- Emu Plains is the lower entry point at $1,151,210 median, 2% 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: Lapstone delivers the better gross yield (3.21% vs 2.98%), but Emu Plains 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
- Emu Plains edges out on average school ICSEA (1036 vs 1033).
Emu Plains vs Lapstone: common questions
Is Emu Plains or Lapstone cheaper to buy in?
Emu Plains has the lower median house price at $1,151,210, roughly 2% below Lapstone ($1,175,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Emu Plains or Lapstone?
Over the past 12 months, Emu Plains grew +9.6% vs -3.4% in Lapstone, a gap of 13.0 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 Emu Plains or Lapstone have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Emu Plains scores 1036 vs 1033 in Lapstone. 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, Emu Plains or Lapstone?
Emu Plains scores 50/100 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, Emu Plains or Lapstone?
Gross rental yield on houses is 3.21% in Lapstone vs 2.98% in Emu Plains. 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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