Lillico vs Skye
Property investment comparison - Lillico, VIC 3820 vs Skye, VIC 3977
Head-to-head across core investment metrics: Lillico wins 3, Skye wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Lillico | Skye |
|---|---|---|
| Median house price | $850K | $860K |
| Median unit price | $420K | $630K |
| Gross rental yield (houses) | 3.64% | 3.99% |
| Gross rental yield (units) | 5.09% | 4.57% |
| 1-year house growth | - | +8.2% |
| 3-year house growth | - | +13.2% |
| Vacancy rate | 1.8% | 1.0% |
| Population | 94 | 8,088 |
Lillico vs Skye: what the numbers say
The median house price is $850K in Lillico and $860K in Skye, so Lillico is the cheaper entry point, with Skye houses about 1% dearer.
For units, Lillico sits at a median of $420K against $630K in Skye, which makes Lillico the more affordable unit market and Skye the pricier one.
On cash flow, Skye leads: houses there return a gross rental yield of 3.99%, compared with 3.64% in Lillico, a gap of 0.35 percentage points.
Rental vacancy is 1.0% in Skye and 1.8% in Lillico, so landlords in Skye face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Skye is the bigger suburb, with a population of 8,088 against 94, roughly 86 times the size of Lillico; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Skye for rental income, Lillico for a lower purchase price, Skye for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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