Hillsborough vs Lakelands.
Comparing two suburbs with median house prices of $843,750 and $1,250,000. Hillsborough edges out on more headline metrics in this comparison.
Hillsborough (median $843,750) is roughly 33% cheaper to buy into than Lakelands ($1,250,000). Over the past year, Hillsborough (+5.5%) ran 9.7 percentage points ahead of Lakelands (-4.2%) on house-price growth.
Lakelands 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 Hillsborough (1031) sits above Lakelands (1010).
For buyers
Hillsborough is the lower entry point at $843,750 median, 33% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Hillsborough carries both higher gross yield (4.49% vs 3.02%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Hillsborough edges out on average school ICSEA (1031 vs 1010).
Common questions
Is Hillsborough or Lakelands cheaper to buy in?
Hillsborough has the lower median house price at $843,750, roughly 33% below Lakelands ($1,250,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hillsborough or Lakelands?
Over the past 12 months, Hillsborough grew +5.5% vs -4.2% in Lakelands, a gap of 9.7 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 Hillsborough or Lakelands have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hillsborough scores 1031 vs 1010 in Lakelands. 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, Hillsborough or Lakelands?
Lakelands 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, Hillsborough or Lakelands?
Gross rental yield on houses is 4.49% in Hillsborough vs 3.02% in Lakelands. 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).
Compare Hillsborough against another suburb