Lloyd vs Ashmont.
Comparing two suburbs with median house prices of $770,000 and $477,500. Ashmont edges out on more headline metrics in this comparison.
Ashmont (median $477,500) is roughly 61% cheaper to buy into than Lloyd ($770,000). Over the past year, Ashmont (+17.2%) ran 14.4 percentage points ahead of Lloyd (+2.8%) on house-price growth.
On school quality, the average ICSEA across schools serving Lloyd (953) sits above Ashmont (950). Lloyd skews owner-occupied (79%), Ashmont runs more rental-dense (46% owner).
For buyers
Ashmont is the lower entry point at $477,500 median, 61% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Ashmont carries both higher gross yield (5.99% vs 3.71%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Lloyd edges out on average school ICSEA (953 vs 950). Lloyd also has a higher family-household share (75% vs 62%), so the catchment community skews family-heavy.
Common questions
Is Lloyd or Ashmont cheaper to buy in?
Ashmont has the lower median house price at $477,500, roughly 61% below Lloyd ($770,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lloyd or Ashmont?
Over the past 12 months, Ashmont grew +17.2% vs +2.8% in Lloyd, a gap of 14.4 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 Lloyd or Ashmont have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lloyd scores 953 vs 950 in Ashmont. 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, Lloyd or Ashmont?
Gross rental yield on houses is 5.99% in Ashmont vs 3.71% in Lloyd. 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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