Thirlmere vs Picton.
Comparing two suburbs with median house prices of $982,500 and $1,210,000.
Thirlmere (median $982,500) is roughly 19% cheaper to buy into than Picton ($1,210,000). Over the past year, Picton (+24.1%) ran 17.9 percentage points ahead of Thirlmere (+6.2%) on house-price growth.
Thirlmere scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Picton (983) sits above Thirlmere (978). Picton skews owner-occupied (79%), Thirlmere runs more rental-dense (69% owner).
For buyers
Thirlmere is the lower entry point at $982,500 median, 19% 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: Thirlmere delivers the better gross yield (3.70% vs 3.40%), but Picton 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
Picton edges out on average school ICSEA (983 vs 978).
Common questions
Is Thirlmere or Picton cheaper to buy in?
Thirlmere has the lower median house price at $982,500, roughly 19% below Picton ($1,210,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Thirlmere or Picton?
Over the past 12 months, Picton grew +24.1% vs +6.2% in Thirlmere, a gap of 17.9 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 Thirlmere or Picton have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Picton scores 983 vs 978 in Thirlmere. 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, Thirlmere or Picton?
Thirlmere scores 2/100 on walkability vs 0/100. 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.
Which suburb has higher rental yield, Thirlmere or Picton?
Gross rental yield on houses is 3.70% in Thirlmere vs 3.40% in Picton. 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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