Lilyfield vs Forest Lodge.
Comparing two suburbs with median house prices of $2,430,000 and $2,575,000.
Lilyfield (median $2,430,000) is roughly 6% cheaper to buy into than Forest Lodge ($2,575,000). Over the past year, Forest Lodge (+18.3%) ran 16.1 percentage points ahead of Lilyfield (+2.2%) on house-price growth.
Forest Lodge scores higher on walkability (42/100 vs 100/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Lilyfield (1126) sits above Forest Lodge (1098). Lilyfield skews owner-occupied (63%), Forest Lodge runs more rental-dense (36% owner).
For buyers
Lilyfield is the lower entry point at $2,430,000 median, 6% 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: Lilyfield delivers the better gross yield (2.38% vs 2.22%), but Forest Lodge 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
Lilyfield edges out on average school ICSEA (1126 vs 1098). Lilyfield also has a higher family-household share (68% vs 56%), so the catchment community skews family-heavy.
Common questions
Is Lilyfield or Forest Lodge cheaper to buy in?
Lilyfield has the lower median house price at $2,430,000, roughly 6% below Forest Lodge ($2,575,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lilyfield or Forest Lodge?
Over the past 12 months, Forest Lodge grew +18.3% vs +2.2% in Lilyfield, a gap of 16.1 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 Lilyfield or Forest Lodge have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lilyfield scores 1126 vs 1098 in Forest Lodge. 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, Lilyfield or Forest Lodge?
Forest Lodge scores 100/100 on walkability vs 42/100. 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, Lilyfield or Forest Lodge?
Gross rental yield on houses is 2.38% in Lilyfield vs 2.22% in Forest Lodge. 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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