Thirlmere vs Tahmoor.
Comparing two suburbs with median house prices of $982,500 and $970,000. Tahmoor edges out on more headline metrics in this comparison.
Tahmoor (median $970,000) is roughly 1% cheaper to buy into than Thirlmere ($982,500). Over the past year, Tahmoor (+7.8%) ran 1.6 percentage points ahead of Thirlmere (+6.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Thirlmere (978) sits above Tahmoor (975).
For buyers
Tahmoor is the lower entry point at $970,000 median, 1% 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 3.48%), but Tahmoor 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
Thirlmere edges out on average school ICSEA (978 vs 975).
Common questions
Is Thirlmere or Tahmoor cheaper to buy in?
Tahmoor has the lower median house price at $970,000, roughly 1% below Thirlmere ($982,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Thirlmere or Tahmoor?
Over the past 12 months, Tahmoor grew +7.8% vs +6.2% in Thirlmere, a gap of 1.6 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 Thirlmere or Tahmoor have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Thirlmere scores 978 vs 975 in Tahmoor. 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, Thirlmere or Tahmoor?
Gross rental yield on houses is 3.70% in Thirlmere vs 3.48% in Tahmoor. 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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