Adamstown Heights vs Kahibah
Kahibah (median $1,157,500) is roughly 2% cheaper to buy into than Adamstown Heights ($1,180,000). Over the past year, Adamstown Heights (+3.1%) ran 6.7 percentage points ahead of Kahibah (-3.6%) on house-price growth.
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Adamstown Heights and Kahibah side by side
| Measure | Adamstown Heights | Kahibah |
|---|---|---|
| Price and market | ||
| Median house | $1,180,000 | $1,157,500 |
| Median unit | $343,440 | $315,360 |
| House price change, 12 months | +3.1% | -3.6% |
| Renting | ||
| House rent | $750/wk | $728/wk |
| Unit rent | $588/wk | $520/wk |
| Owner occupied | 83.0% | 76.0% |
| Renter occupied | 15.0% | 23.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1069 | 1031 |
| Lifestyle and people | ||
| Walk score | 10 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,621 | 2,603 |
| Median age | 39 | 39 |
| Climate | ||
| Annual rainfall | 1189 mm | 1189 mm |
| Mean max, January | 27.7°C | 27.7°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
Adamstown Heights scores higher on walkability (10/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Adamstown Heights (1069) sits above Kahibah (1031).
- For buyers
- Kahibah is the lower entry point at $1,157,500 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Adamstown Heights carries both higher gross yield (3.31% vs 3.27%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Adamstown Heights edges out on average school ICSEA (1069 vs 1031). Adamstown Heights also has a higher family-household share (80% vs 68%), so the catchment community skews family-heavy.
Adamstown Heights vs Kahibah: common questions
Is Adamstown Heights or Kahibah cheaper to buy in?
Kahibah has the lower median house price at $1,157,500, roughly 2% below Adamstown Heights ($1,180,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Adamstown Heights or Kahibah?
Over the past 12 months, Adamstown Heights grew +3.1% vs -3.6% in Kahibah, a gap of 6.7 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 Adamstown Heights or Kahibah have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Adamstown Heights scores 1069 vs 1031 in Kahibah. 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, Adamstown Heights or Kahibah?
Adamstown Heights scores 10/100 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, Adamstown Heights or Kahibah?
Gross rental yield on houses is 3.31% in Adamstown Heights vs 3.27% in Kahibah. 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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