Sunshine Bay vs Lilli Pilli.
Comparing two suburbs with median house prices of $807,500 and $1,070,000. Lilli Pilli edges out on more headline metrics in this comparison.
Sunshine Bay (median $807,500) is roughly 25% cheaper to buy into than Lilli Pilli ($1,070,000). Over the past year, Lilli Pilli (0%) ran 4.5 percentage points ahead of Sunshine Bay (-4.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Lilli Pilli (941) sits above Sunshine Bay (902).
For buyers
Sunshine Bay is the lower entry point at $807,500 median, 25% 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: Sunshine Bay delivers the better gross yield (3.86% 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
Lilli Pilli edges out on average school ICSEA (941 vs 902).
Common questions
Is Sunshine Bay or Lilli Pilli cheaper to buy in?
Sunshine Bay has the lower median house price at $807,500, roughly 25% 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, Sunshine Bay or Lilli Pilli?
Over the past 12 months, Lilli Pilli grew 0% vs -4.5% in Sunshine Bay, a gap of 4.5 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 Sunshine Bay or Lilli Pilli have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Lilli Pilli scores 941 vs 902 in Sunshine Bay. 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, Sunshine Bay or Lilli Pilli?
Gross rental yield on houses is 3.86% in Sunshine Bay 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).
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