Ilarwill vs Ashby.
Comparing two suburbs with median house prices of $650,000 and $850,000. Ilarwill edges out on more headline metrics in this comparison.
Ilarwill (median $650,000) is roughly 24% cheaper to buy into than Ashby ($850,000). Over the past year, Ilarwill (0%) ran 2.3 percentage points ahead of Ashby (-2.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Ashby (963) sits above Ilarwill (961). Ashby skews owner-occupied (95%), Ilarwill runs more rental-dense (84% owner).
For buyers
Ilarwill is the lower entry point at $650,000 median, 24% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Ilarwill carries both higher gross yield (2.72% vs 2.08%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Ashby edges out on average school ICSEA (963 vs 961).
Common questions
Is Ilarwill or Ashby cheaper to buy in?
Ilarwill has the lower median house price at $650,000, roughly 24% below Ashby ($850,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ilarwill or Ashby?
Over the past 12 months, Ilarwill grew 0% vs -2.3% in Ashby, a gap of 2.3 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 Ilarwill or Ashby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Ashby scores 963 vs 961 in Ilarwill. 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 suburb has higher rental yield, Ilarwill or Ashby?
Gross rental yield on houses is 2.72% in Ilarwill vs 2.08% in Ashby. 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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