Lakemba vs Belmore.
Comparing two suburbs with median house prices of $1,480,000 and $1,697,500. Lakemba edges out on more headline metrics in this comparison.
Lakemba (median $1,480,000) is roughly 13% cheaper to buy into than Belmore ($1,697,500). Over the past year, Lakemba (+4.8%) ran 3.3 percentage points ahead of Belmore (+1.5%) on house-price growth.
Lakemba scores higher on walkability (88/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Belmore (1012) sits above Lakemba (1004). Belmore skews owner-occupied (53%), Lakemba runs more rental-dense (39% owner).
For buyers
Lakemba is the lower entry point at $1,480,000 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Lakemba carries both higher gross yield (2.72% vs 2.60%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Belmore edges out on average school ICSEA (1012 vs 1004).
Common questions
Is Lakemba or Belmore cheaper to buy in?
Lakemba has the lower median house price at $1,480,000, roughly 13% below Belmore ($1,697,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lakemba or Belmore?
Over the past 12 months, Lakemba grew +4.8% vs +1.5% in Belmore, a gap of 3.3 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 Lakemba or Belmore have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belmore scores 1012 vs 1004 in Lakemba. 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, Lakemba or Belmore?
Lakemba scores 88/100 on walkability vs 14/100. 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, Lakemba or Belmore?
Gross rental yield on houses is 2.72% in Lakemba vs 2.60% in Belmore. 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 Lakemba against another suburb