Mordialloc vs Aspendale
Aspendale (median $1,342,500) is roughly 3% cheaper to buy into than Mordialloc ($1,387,500).
Buying in Mordialloc or Aspendale?
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Mordialloc and Aspendale side by side
| Measure | Mordialloc | Aspendale |
|---|---|---|
| Price and market | ||
| Median house | $1,387,500 | $1,342,500 |
| Median unit | $670,000 | $948,500 |
| Renting | ||
| House rent | $750/wk | $680/wk |
| Unit rent | $550/wk | $545/wk |
| Owner occupied | 68.0% | 80.0% |
| Renter occupied | 30.0% | 18.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1098 | 1094 |
| Lifestyle and people | ||
| Walk score | 48 | 36 |
| Transit score | 0 | 20 |
| Bike score | 100 | 100 |
| Population | 8,886 | 7,285 |
| Median age | 40 | 40 |
| Climate | ||
| Annual rainfall | 661 mm | 661 mm |
| Mean max, January | 26.0°C | 26.0°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Mordialloc scores higher on walkability (48/100 vs 36/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Mordialloc (1098) sits above Aspendale (1094). Aspendale skews owner-occupied (80%), Mordialloc runs more rental-dense (68% owner).
- For buyers
- Aspendale is the lower entry point at $1,342,500 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Mordialloc offers the higher gross rental yield (2.81% vs 2.63%), favouring cash-flow investors.
- For families
- Mordialloc edges out on average school ICSEA (1098 vs 1094). Aspendale also has a higher family-household share (77% vs 67%), so the catchment community skews family-heavy.
Mordialloc vs Aspendale: common questions
Is Mordialloc or Aspendale cheaper to buy in?
Aspendale has the lower median house price at $1,342,500, roughly 3% below Mordialloc ($1,387,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Mordialloc or Aspendale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Mordialloc scores 1098 vs 1094 in Aspendale. 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, Mordialloc or Aspendale?
Mordialloc scores 48/100 on walkability vs 36/100. 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, Mordialloc or Aspendale?
Gross rental yield on houses is 2.81% in Mordialloc vs 2.63% in Aspendale. 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.
Keep comparing
The two suburbs
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