Kentlyn vs Leumeah.
Comparing two suburbs with median house prices of $2,800,000 and $950,000. Leumeah edges out on more headline metrics in this comparison.
Leumeah (median $950,000) is roughly 195% cheaper to buy into than Kentlyn ($2,800,000). Over the past year, Leumeah (+5.6%) ran 5.6 percentage points ahead of Kentlyn (0%) on house-price growth.
Leumeah scores higher on walkability (0/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Leumeah (984) sits above Kentlyn (980). Kentlyn skews owner-occupied (79%), Leumeah runs more rental-dense (59% owner).
For buyers
Leumeah is the lower entry point at $950,000 median, 195% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Leumeah carries both higher gross yield (3.45% vs 1.17%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Leumeah edges out on average school ICSEA (984 vs 980).
Common questions
Is Kentlyn or Leumeah cheaper to buy in?
Leumeah has the lower median house price at $950,000, roughly 195% below Kentlyn ($2,800,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kentlyn or Leumeah?
Over the past 12 months, Leumeah grew +5.6% vs 0% in Kentlyn, a gap of 5.6 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 Kentlyn or Leumeah have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Leumeah scores 984 vs 980 in Kentlyn. 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, Kentlyn or Leumeah?
Leumeah scores 14/100 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, Kentlyn or Leumeah?
Gross rental yield on houses is 3.45% in Leumeah vs 1.17% in Kentlyn. 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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