Lakemba vs Greenacre.
Comparing two suburbs with median house prices of $1,480,000 and $1,572,500.
Lakemba (median $1,480,000) is roughly 6% cheaper to buy into than Greenacre ($1,572,500). Over the past year, Greenacre (+12.3%) ran 7.5 percentage points ahead of Lakemba (+4.8%) on house-price growth.
Lakemba scores higher on walkability (88/100 vs 70/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Greenacre (1005) sits above Lakemba (1004). Greenacre skews owner-occupied (63%), Lakemba runs more rental-dense (39% owner).
For buyers
Lakemba is the lower entry point at $1,480,000 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Greenacre carries both higher gross yield (2.98% vs 2.72%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Greenacre edges out on average school ICSEA (1005 vs 1004).
Common questions
Is Lakemba or Greenacre cheaper to buy in?
Lakemba has the lower median house price at $1,480,000, roughly 6% below Greenacre ($1,572,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lakemba or Greenacre?
Over the past 12 months, Greenacre grew +12.3% vs +4.8% in Lakemba, a gap of 7.5 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 Greenacre have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Greenacre scores 1005 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 Greenacre?
Lakemba scores 88/100 on walkability vs 70/100. 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 Greenacre?
Gross rental yield on houses is 2.98% in Greenacre vs 2.72% in Lakemba. 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