Andrews Farm vs Munno Para Downs
Munno Para Downs (median $760,000) is roughly 1% cheaper to buy into than Andrews Farm ($771,500). Over the past year, Andrews Farm (+18.7%) ran 7.8 percentage points ahead of Munno Para Downs (+10.9%) on house-price growth.
Buying in Andrews Farm or Munno Para Downs?
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Andrews Farm and Munno Para Downs side by side
| Measure | Andrews Farm | Munno Para Downs |
|---|---|---|
| Price and market | ||
| Median house | $771,500 | $760,000 |
| Median unit | $205,920 | $205,920 |
| House price change, 12 months | +18.7% | +10.9% |
| Renting | ||
| House rent | $575/wk | $585/wk |
| Unit rent | $570/wk | $250/wk |
| Owner occupied | 59.0% | 91.0% |
| Renter occupied | 40.0% | 6.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 949 | 965 |
| Lifestyle and people | ||
| Walk score | 2 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 25 |
| Population | 8,699 | 181 |
| Median age | 28 | 50 |
| Climate | ||
| Annual rainfall | 432 mm | 457 mm |
| Mean max, January | 30.8°C | 30.9°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
Andrews Farm scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Munno Para Downs (965) sits above Andrews Farm (949). Munno Para Downs skews owner-occupied (91%), Andrews Farm runs more rental-dense (59% owner).
- For buyers
- Munno Para Downs is the lower entry point at $760,000 median, 1% 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: Munno Para Downs delivers the better gross yield (4.00% vs 3.88%), but Andrews Farm 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
- Munno Para Downs edges out on average school ICSEA (965 vs 949). Munno Para Downs also has a higher family-household share (94% vs 76%), so the catchment community skews family-heavy.
Andrews Farm vs Munno Para Downs: common questions
Is Andrews Farm or Munno Para Downs cheaper to buy in?
Munno Para Downs has the lower median house price at $760,000, roughly 1% below Andrews Farm ($771,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Andrews Farm or Munno Para Downs?
Over the past 12 months, Andrews Farm grew +18.7% vs +10.9% in Munno Para Downs, a gap of 7.8 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 Andrews Farm or Munno Para Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Munno Para Downs scores 965 vs 949 in Andrews Farm. 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, Andrews Farm or Munno Para Downs?
Andrews Farm scores 2/100 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, Andrews Farm or Munno Para Downs?
Gross rental yield on houses is 4.00% in Munno Para Downs vs 3.88% in Andrews Farm. 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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