Rosedale vs Lilli Pilli.
Comparing two suburbs with median house prices of $1,037,500 and $1,070,000. Rosedale edges out on more headline metrics in this comparison.
Rosedale (median $1,037,500) is roughly 3% cheaper to buy into than Lilli Pilli ($1,070,000). Over the past year, Lilli Pilli (0%) ran 1.2 percentage points ahead of Rosedale (-1.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Rosedale (948) sits above Lilli Pilli (941).
For buyers
Rosedale is the lower entry point at $1,037,500 median, 3% 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: Rosedale delivers the better gross yield (3.01% vs 2.92%), but Lilli Pilli 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
Rosedale edges out on average school ICSEA (948 vs 941).
Common questions
Is Rosedale or Lilli Pilli cheaper to buy in?
Rosedale has the lower median house price at $1,037,500, roughly 3% 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, Rosedale or Lilli Pilli?
Over the past 12 months, Lilli Pilli grew 0% vs -1.2% in Rosedale, a gap of 1.2 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 Rosedale or Lilli Pilli have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Rosedale 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, Rosedale or Lilli Pilli?
Gross rental yield on houses is 3.01% in Rosedale 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).
Compare Rosedale against another suburb