Beacon Hill vs Narraweena.
Comparing two suburbs with median house prices of $2,351,000 and $2,475,000. Narraweena edges out on more headline metrics in this comparison.
Beacon Hill (median $2,351,000) is roughly 5% cheaper to buy into than Narraweena ($2,475,000). Over the past year, Narraweena (+10.7%) ran 9.2 percentage points ahead of Beacon Hill (+1.5%) on house-price growth.
Narraweena scores higher on walkability (8/100 vs 12/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Narraweena (1102) sits above Beacon Hill (1097). Beacon Hill skews owner-occupied (81%), Narraweena runs more rental-dense (60% owner).
For buyers
Beacon Hill is the lower entry point at $2,351,000 median, 5% 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: Beacon Hill delivers the better gross yield (3.15% vs 2.42%), but Narraweena 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
Narraweena edges out on average school ICSEA (1102 vs 1097). Beacon Hill also has a higher family-household share (86% vs 72%), so the catchment community skews family-heavy.
Common questions
Is Beacon Hill or Narraweena cheaper to buy in?
Beacon Hill has the lower median house price at $2,351,000, roughly 5% below Narraweena ($2,475,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beacon Hill or Narraweena?
Over the past 12 months, Narraweena grew +10.7% vs +1.5% in Beacon Hill, a gap of 9.2 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 Beacon Hill or Narraweena have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narraweena scores 1102 vs 1097 in Beacon Hill. 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, Beacon Hill or Narraweena?
Narraweena scores 12/100 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, Beacon Hill or Narraweena?
Gross rental yield on houses is 3.15% in Beacon Hill vs 2.42% in Narraweena. 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.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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