Toorak Gardens vs Tusmore.
Comparing two suburbs with median house prices of $2,910,000 and $1,975,000.
Tusmore (median $1,975,000) is roughly 47% cheaper to buy into than Toorak Gardens ($2,910,000). Over the past year, Toorak Gardens (+38.6%) ran 55.9 percentage points ahead of Tusmore (-17.3%) on house-price growth.
Toorak Gardens scores higher on walkability (100/100 vs 90/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Tusmore (1129) sits above Toorak Gardens (1127).
For buyers
Tusmore is the lower entry point at $1,975,000 median, 47% 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: Tusmore delivers the better gross yield (1.76% vs 1.42%), but Toorak Gardens 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
Tusmore edges out on average school ICSEA (1129 vs 1127).
Common questions
Is Toorak Gardens or Tusmore cheaper to buy in?
Tusmore has the lower median house price at $1,975,000, roughly 47% below Toorak Gardens ($2,910,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Toorak Gardens or Tusmore?
Over the past 12 months, Toorak Gardens grew +38.6% vs -17.3% in Tusmore, a gap of 55.9 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 Toorak Gardens or Tusmore have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tusmore scores 1129 vs 1127 in Toorak Gardens. 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, Toorak Gardens or Tusmore?
Toorak Gardens scores 100/100 on walkability vs 90/100. 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, Toorak Gardens or Tusmore?
Gross rental yield on houses is 1.76% in Tusmore vs 1.42% in Toorak Gardens. 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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