West Lakes vs West Lakes Shore
West Lakes Shore (median $1,300,000) is roughly 8% cheaper to buy into than West Lakes ($1,410,000).
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West Lakes and West Lakes Shore side by side
| Measure | West Lakes | West Lakes Shore |
|---|---|---|
| Price and market | ||
| Median house | $1,410,000 | $1,300,000 |
| Median unit | $282,960 | $308,880 |
| House price change, 12 months | +2.9% | – |
| Renting | ||
| House rent | $772/wk | $582/wk |
| Unit rent | $650/wk | $545/wk |
| Owner occupied | 78.0% | 82.0% |
| Renter occupied | 16.0% | 14.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1000 | 998 |
| Lifestyle and people | ||
| Walk score | 32 | 8 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 6,768 | 3,236 |
| Median age | 54 | 48 |
| Climate | ||
| Annual rainfall | 401 mm | 401 mm |
| Mean max, January | 29.5°C | 29.5°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
West Lakes scores higher on walkability (32/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving West Lakes (1000) sits above West Lakes Shore (998).
- For buyers
- West Lakes Shore is the lower entry point at $1,300,000 median, 8% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- West Lakes offers the higher gross rental yield (2.85% vs 2.33%), favouring cash-flow investors.
- For families
- West Lakes edges out on average school ICSEA (1000 vs 998).
West Lakes vs West Lakes Shore: common questions
Is West Lakes or West Lakes Shore cheaper to buy in?
West Lakes Shore has the lower median house price at $1,300,000, roughly 8% below West Lakes ($1,410,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does West Lakes or West Lakes Shore have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), West Lakes scores 1000 vs 998 in West Lakes Shore. 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, West Lakes or West Lakes Shore?
West Lakes scores 32/100 on walkability vs 8/100. 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, West Lakes or West Lakes Shore?
Gross rental yield on houses is 2.85% in West Lakes vs 2.33% in West Lakes Shore. 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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