Patterson Lakes vs Carrum Downs
Carrum Downs (median $775,000) is roughly 51% cheaper to buy into than Patterson Lakes ($1,575,000).
Buying in Patterson Lakes or Carrum Downs?
Selling in Patterson Lakes? The free selling guide
Patterson Lakes and Carrum Downs side by side
| Measure | Patterson Lakes | Carrum Downs |
|---|---|---|
| Price and market | ||
| Median house | $1,575,000 | $775,000 |
| Median unit | $710,000 | $600,000 |
| Renting | ||
| House rent | – | $560/wk |
| Unit rent | – | $470/wk |
| Owner occupied | 79.0% | 70.0% |
| Renter occupied | 15.0% | 27.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1040 | 1002 |
| Lifestyle and people | ||
| Walk score | 8 | 42 |
| Transit score | 0 | 30 |
| Bike score | 100 | 100 |
| Population | 7,793 | 21,976 |
| Median age | 46 | 36 |
| Climate | ||
| Annual rainfall | 678 mm | 685 mm |
| Mean max, January | 25.9°C | 25.6°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
Carrum Downs scores higher on walkability (8/100 vs 42/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Patterson Lakes (1040) sits above Carrum Downs (1002).
- For buyers
- Carrum Downs is the lower entry point at $775,000 median, 51% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Rental or growth data is incomplete for one or both suburbs. Look at the full investor view on each suburb profile for a complete picture.
- For families
- Patterson Lakes edges out on average school ICSEA (1040 vs 1002).
Patterson Lakes vs Carrum Downs: common questions
Is Patterson Lakes or Carrum Downs cheaper to buy in?
Carrum Downs has the lower median house price at $775,000, roughly 51% below Patterson Lakes ($1,575,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Patterson Lakes or Carrum Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Patterson Lakes scores 1040 vs 1002 in Carrum Downs. 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, Patterson Lakes or Carrum Downs?
Carrum Downs scores 42/100 on walkability vs 8/100. 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.
Keep comparing
The two suburbs
Compare Patterson Lakes with
Choosing between Patterson Lakes and Carrum Downs?
The free buying guide: budget, schemes, inspections and how not to overpay.