Ilarwill vs Gulmarrad.
Comparing two suburbs with median house prices of $650,000 and $975,000. Gulmarrad edges out on more headline metrics in this comparison.
Ilarwill (median $650,000) is roughly 33% cheaper to buy into than Gulmarrad ($975,000). Over the past year, Gulmarrad (+16.4%) ran 16.4 percentage points ahead of Ilarwill (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Gulmarrad (963) sits above Ilarwill (961).
For buyers
Ilarwill is the lower entry point at $650,000 median, 33% 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: Ilarwill delivers the better gross yield (4.96% vs 3.31%), but Gulmarrad 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
Gulmarrad edges out on average school ICSEA (963 vs 961). Gulmarrad also has a higher family-household share (88% vs 76%), so the catchment community skews family-heavy.
Common questions
Is Ilarwill or Gulmarrad cheaper to buy in?
Ilarwill has the lower median house price at $650,000, roughly 33% below Gulmarrad ($975,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ilarwill or Gulmarrad?
Over the past 12 months, Gulmarrad grew +16.4% vs 0% in Ilarwill, a gap of 16.4 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 Gulmarrad have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Gulmarrad 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 Gulmarrad?
Gross rental yield on houses is 4.96% in Ilarwill vs 3.31% in Gulmarrad. 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 Ilarwill against another suburb