Adamstown Heights vs Kotara
Kotara (median $982,000) is roughly 17% cheaper to buy into than Adamstown Heights ($1,180,000). Over the past year, Kotara (+6.4%) ran 3.3 percentage points ahead of Adamstown Heights (+3.1%) on house-price growth.
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Adamstown Heights and Kotara side by side
| Measure | Adamstown Heights | Kotara |
|---|---|---|
| Price and market | ||
| Median house | $1,180,000 | $982,000 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +3.1% | +6.4% |
| Renting | ||
| House rent | $750/wk | $750/wk |
| Unit rent | $588/wk | $588/wk |
| Owner occupied | 83.0% | 78.0% |
| Renter occupied | 15.0% | 21.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1069 | 1055 |
| Lifestyle and people | ||
| Walk score | 10 | 10 |
| Transit score | 0 | 20 |
| Bike score | 100 | 100 |
| Population | 5,621 | 3,980 |
| 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
On school quality, the average ICSEA across schools serving Adamstown Heights (1069) sits above Kotara (1055).
- For buyers
- Kotara is the lower entry point at $982,000 median, 17% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Kotara carries both higher gross yield (3.97% vs 3.31%) 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 1055).
Adamstown Heights vs Kotara: common questions
Is Adamstown Heights or Kotara cheaper to buy in?
Kotara has the lower median house price at $982,000, roughly 17% 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 Kotara?
Over the past 12 months, Kotara grew +6.4% vs +3.1% in Adamstown Heights, a gap of 3.3 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 Kotara have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Adamstown Heights scores 1069 vs 1055 in Kotara. 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, Adamstown Heights or Kotara?
Gross rental yield on houses is 3.97% in Kotara vs 3.31% in Adamstown Heights. 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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