Lilli Pilli vs Denhams Beach.
Comparing two suburbs with median house prices of $1,070,000 and $900,000.
Denhams Beach (median $900,000) is roughly 19% cheaper to buy into than Lilli Pilli ($1,070,000).
On school quality, the average ICSEA across schools serving Lilli Pilli (941) sits above Denhams Beach (902).
For buyers
Denhams Beach is the lower entry point at $900,000 median, 19% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Denhams Beach offers the higher gross rental yield (3.47% vs 2.92%), favouring cash-flow investors.
For families
Lilli Pilli edges out on average school ICSEA (941 vs 902).
Common questions
Is Lilli Pilli or Denhams Beach cheaper to buy in?
Denhams Beach has the lower median house price at $900,000, roughly 19% below Lilli Pilli ($1,070,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Lilli Pilli or Denhams Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lilli Pilli scores 941 vs 902 in Denhams Beach. 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 suburb has higher rental yield, Lilli Pilli or Denhams Beach?
Gross rental yield on houses is 3.47% in Denhams Beach vs 2.92% 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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