Springvale vs Lloyd
Lloyd (median $770,000) is roughly 38% cheaper to buy into than Springvale ($1,250,000). Over the past year, Lloyd (+2.8%) ran 3.6 percentage points ahead of Springvale (-0.8%) on house-price growth.
Buying in Springvale or Lloyd?
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Springvale and Lloyd side by side
| Measure | Springvale | Lloyd |
|---|---|---|
| Price and market | ||
| Median house | $1,250,000 | $770,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | -0.8% | +2.8% |
| Renting | ||
| House rent | $550/wk | $550/wk |
| Unit rent | $420/wk | $420/wk |
| Owner occupied | 98.0% | 79.0% |
| Renter occupied | 1.0% | 20.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 954 | 953 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 55 | 100 |
| Population | 1,851 | 1,509 |
| Median age | 41 | 32 |
| Climate | ||
| Annual rainfall | 549 mm | 558 mm |
| Mean max, January | 32.8°C | 32.5°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
On school quality, the average ICSEA across schools serving Springvale (954) sits above Lloyd (953). Springvale skews owner-occupied (98%), Lloyd runs more rental-dense (79% owner).
- For buyers
- Lloyd is the lower entry point at $770,000 median, 38% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Lloyd carries both higher gross yield (3.71% vs 2.29%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Springvale edges out on average school ICSEA (954 vs 953). Springvale also has a higher family-household share (94% vs 75%), so the catchment community skews family-heavy.
Springvale vs Lloyd: common questions
Is Springvale or Lloyd cheaper to buy in?
Lloyd has the lower median house price at $770,000, roughly 38% below Springvale ($1,250,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Springvale or Lloyd?
Over the past 12 months, Lloyd grew +2.8% vs -0.8% in Springvale, a gap of 3.6 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 Springvale or Lloyd have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Springvale scores 954 vs 953 in Lloyd. 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, Springvale or Lloyd?
Gross rental yield on houses is 3.71% in Lloyd vs 2.29% in Springvale. 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.
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