Ilarwill vs Gulmarrad
Ilarwill (median $650,000) is roughly 33% cheaper to buy into than Gulmarrad ($975,000).
Buying in Ilarwill or Gulmarrad?
Selling in Ilarwill? The free selling guide
Ilarwill and Gulmarrad side by side
| Measure | Ilarwill | Gulmarrad |
|---|---|---|
| Price and market | ||
| Median house | $650,000 | $975,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | – | +16.4% |
| Renting | ||
| House rent | $620/wk | $620/wk |
| Owner occupied | 84.0% | 93.0% |
| Renter occupied | 15.0% | 5.0% |
| Schools | ||
| Schools nearby | 8 | 7 |
| Average ICSEA | 961 | 963 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 5 | 5 |
| Population | 233 | 1,950 |
| Median age | 52 | 49 |
| Climate | ||
| Annual rainfall | 1212 mm | 1205 mm |
| Mean max, January | 28.9°C | 28.9°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
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
- Ilarwill offers the higher gross rental yield (4.96% vs 3.31%), favouring cash-flow investors.
- 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.
Ilarwill vs Gulmarrad: 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.
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.
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