Epsom vs Jackass Flat.
Comparing two suburbs with median house prices of $632,500 and $632,300. Jackass Flat edges out on more headline metrics in this comparison.
Jackass Flat (median $632,300) is roughly 0% cheaper to buy into than Epsom ($632,500).
Epsom scores higher on walkability (16/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Jackass Flat (984) sits above Epsom (975).
For buyers
Jackass Flat is the lower entry point at $632,300 median, 0% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Epsom offers the higher gross rental yield (2.96% vs 2.30%), favouring cash-flow investors.
For families
Jackass Flat edges out on average school ICSEA (984 vs 975).
Common questions
Is Epsom or Jackass Flat cheaper to buy in?
Jackass Flat has the lower median house price at $632,300, roughly 0% below Epsom ($632,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Epsom or Jackass Flat have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Jackass Flat scores 984 vs 975 in Epsom. 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, Epsom or Jackass Flat?
Epsom 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, Epsom or Jackass Flat?
Gross rental yield on houses is 2.96% in Epsom vs 2.30% in Jackass Flat. 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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