Lilli Pilli vs Yowie Bay.
Comparing two suburbs with median house prices of $3,357,500 and $2,350,000. Lilli Pilli edges out on more headline metrics in this comparison.
Yowie Bay (median $2,350,000) is roughly 43% cheaper to buy into than Lilli Pilli ($3,357,500). Over the past year, Lilli Pilli (+23.9%) ran 28.0 percentage points ahead of Yowie Bay (-4.1%) on house-price growth.
Lilli Pilli scores higher on walkability (14/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Lilli Pilli (1094) sits above Yowie Bay (1086).
For buyers
Yowie Bay is the lower entry point at $2,350,000 median, 43% 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: Yowie Bay delivers the better gross yield (2.02% vs 1.94%), but Lilli Pilli 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
Lilli Pilli edges out on average school ICSEA (1094 vs 1086).
Common questions
Is Lilli Pilli or Yowie Bay cheaper to buy in?
Yowie Bay has the lower median house price at $2,350,000, roughly 43% below Lilli Pilli ($3,357,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lilli Pilli or Yowie Bay?
Over the past 12 months, Lilli Pilli grew +23.9% vs -4.1% in Yowie Bay, a gap of 28.0 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 Lilli Pilli or Yowie Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lilli Pilli scores 1094 vs 1086 in Yowie 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, Lilli Pilli or Yowie Bay?
Lilli Pilli scores 14/100 on walkability vs 2/100. 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, Lilli Pilli or Yowie Bay?
Gross rental yield on houses is 2.02% in Yowie Bay vs 1.94% in Lilli Pilli. 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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