Richmond Hill vs Lismore Heights.
Comparing two suburbs with median house prices of $1,125,000 and $670,000. Richmond Hill edges out on more headline metrics in this comparison.
Lismore Heights (median $670,000) is roughly 68% cheaper to buy into than Richmond Hill ($1,125,000). Over the past year, Richmond Hill (+12.5%) ran 8.6 percentage points ahead of Lismore Heights (+3.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Richmond Hill (985) sits above Lismore Heights (974). Richmond Hill skews owner-occupied (91%), Lismore Heights runs more rental-dense (67% owner).
For buyers
Lismore Heights is the lower entry point at $670,000 median, 68% 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: Lismore Heights delivers the better gross yield (4.81% vs 2.87%), but Richmond Hill 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
Richmond Hill edges out on average school ICSEA (985 vs 974). Richmond Hill also has a higher family-household share (85% vs 60%), so the catchment community skews family-heavy.
Common questions
Is Richmond Hill or Lismore Heights cheaper to buy in?
Lismore Heights has the lower median house price at $670,000, roughly 68% below Richmond Hill ($1,125,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Richmond Hill or Lismore Heights?
Over the past 12 months, Richmond Hill grew +12.5% vs +3.9% in Lismore Heights, a gap of 8.6 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 Richmond Hill or Lismore Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Richmond Hill scores 985 vs 974 in Lismore Heights. 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, Richmond Hill or Lismore Heights?
Gross rental yield on houses is 4.81% in Lismore Heights vs 2.87% in Richmond Hill. 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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