Greenacre vs Mount Lewis
Mount Lewis (median $1,380,000) is roughly 12% cheaper to buy into than Greenacre ($1,572,500). Over the past year, Greenacre (+12.3%) ran 23.3 percentage points ahead of Mount Lewis (-11%) on house-price growth.
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Greenacre and Mount Lewis side by side
| Measure | Greenacre | Mount Lewis |
|---|---|---|
| Price and market | ||
| Median house | $1,572,500 | $1,380,000 |
| Median unit | $364,320 | $364,320 |
| House price change, 12 months | +12.3% | -11.0% |
| Renting | ||
| House rent | $900/wk | $900/wk |
| Unit rent | $650/wk | $650/wk |
| Owner occupied | 63.0% | 66.0% |
| Renter occupied | 32.0% | 30.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1005 | 1001 |
| Lifestyle and people | ||
| Walk score | 70 | 30 |
| Transit score | 0 | 0 |
| Bike score | 55 | 65 |
| Population | 26,314 | 1,234 |
| Median age | 33 | 37 |
| Climate | ||
| Annual rainfall | 890 mm | 890 mm |
| Mean max, January | 28.4°C | 28.4°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
Greenacre scores higher on walkability (70/100 vs 30/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Greenacre (1005) sits above Mount Lewis (1001).
- For buyers
- Mount Lewis is the lower entry point at $1,380,000 median, 12% 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: Mount Lewis delivers the better gross yield (3.39% vs 2.98%), but Greenacre 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
- Greenacre edges out on average school ICSEA (1005 vs 1001).
Greenacre vs Mount Lewis: common questions
Is Greenacre or Mount Lewis cheaper to buy in?
Mount Lewis has the lower median house price at $1,380,000, roughly 12% below Greenacre ($1,572,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Greenacre or Mount Lewis?
Over the past 12 months, Greenacre grew +12.3% vs -11% in Mount Lewis, a gap of 23.3 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 Greenacre or Mount Lewis have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Greenacre scores 1005 vs 1001 in Mount Lewis. 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, Greenacre or Mount Lewis?
Greenacre scores 70/100 on walkability vs 30/100. 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, Greenacre or Mount Lewis?
Gross rental yield on houses is 3.39% in Mount Lewis vs 2.98% in Greenacre. 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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