Malua Bay vs Lilli Pilli.
Comparing two suburbs with median house prices of $960,000 and $1,070,000. Malua Bay edges out on more headline metrics in this comparison.
Malua Bay (median $960,000) is roughly 10% cheaper to buy into than Lilli Pilli ($1,070,000). Over the past year, Malua Bay (+9.1%) ran 9.1 percentage points ahead of Lilli Pilli (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Malua Bay (948) sits above Lilli Pilli (941).
For buyers
Malua Bay is the lower entry point at $960,000 median, 10% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Malua Bay carries both higher gross yield (3.25% vs 2.92%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Malua Bay edges out on average school ICSEA (948 vs 941).
Common questions
Is Malua Bay or Lilli Pilli cheaper to buy in?
Malua Bay has the lower median house price at $960,000, roughly 10% below Lilli Pilli ($1,070,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Malua Bay or Lilli Pilli?
Over the past 12 months, Malua Bay grew +9.1% vs 0% in Lilli Pilli, a gap of 9.1 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 Malua Bay or Lilli Pilli have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Malua Bay scores 948 vs 941 in Lilli Pilli. 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, Malua Bay or Lilli Pilli?
Gross rental yield on houses is 3.25% in Malua Bay 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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