Lemon Tree Passage vs Tanilba Bay.
Comparing two suburbs with median house prices of $740,000 and $797,000.
Lemon Tree Passage (median $740,000) is roughly 7% cheaper to buy into than Tanilba Bay ($797,000). Over the past year, Tanilba Bay (+15.5%) ran 12.7 percentage points ahead of Lemon Tree Passage (+2.8%) on house-price growth.
Tanilba Bay scores higher on walkability (28/100 vs 34/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Lemon Tree Passage (962) sits above Tanilba Bay (942).
For buyers
Lemon Tree Passage is the lower entry point at $740,000 median, 7% 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: Lemon Tree Passage delivers the better gross yield (4.48% vs 4.16%), but Tanilba Bay 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
Lemon Tree Passage edges out on average school ICSEA (962 vs 942).
Common questions
Is Lemon Tree Passage or Tanilba Bay cheaper to buy in?
Lemon Tree Passage has the lower median house price at $740,000, roughly 7% below Tanilba Bay ($797,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lemon Tree Passage or Tanilba Bay?
Over the past 12 months, Tanilba Bay grew +15.5% vs +2.8% in Lemon Tree Passage, a gap of 12.7 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 Lemon Tree Passage or Tanilba Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lemon Tree Passage scores 962 vs 942 in Tanilba Bay. 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, Lemon Tree Passage or Tanilba Bay?
Tanilba Bay scores 34/100 on walkability vs 28/100. 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, Lemon Tree Passage or Tanilba Bay?
Gross rental yield on houses is 4.48% in Lemon Tree Passage vs 4.16% in Tanilba Bay. 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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