Christie Downs vs O'Sullivan Beach
Christie Downs (median $787,500) is roughly 4% cheaper to buy into than O'Sullivan Beach ($820,000). Over the past year, Christie Downs (+20.7%) ran 7.3 percentage points ahead of O'Sullivan Beach (+13.4%) on house-price growth.
Buying in Christie Downs or O'Sullivan Beach?
Selling in Christie Downs? The free selling guide
Christie Downs and O'Sullivan Beach side by side
| Measure | Christie Downs | O'Sullivan Beach |
|---|---|---|
| Price and market | ||
| Median house | $787,500 | $820,000 |
| Median unit | $182,160 | $190,080 |
| House price change, 12 months | +20.7% | +13.4% |
| Renting | ||
| House rent | $550/wk | – |
| Unit rent | $362/wk | – |
| Owner occupied | 50.0% | 68.0% |
| Renter occupied | 46.0% | 29.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 953 | 961 |
| Lifestyle and people | ||
| Walk score | 4 | 8 |
| Transit score | 0 | 0 |
| Bike score | 100 | 55 |
| Population | 5,239 | 1,844 |
| Median age | 41 | 44 |
| Climate | ||
| Annual rainfall | 478 mm | 506 mm |
| Mean max, January | 27.8°C | 27.9°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
O'Sullivan Beach scores higher on walkability (4/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving O'Sullivan Beach (961) sits above Christie Downs (953). O'Sullivan Beach skews owner-occupied (68%), Christie Downs runs more rental-dense (50% owner).
- For buyers
- Christie Downs is the lower entry point at $787,500 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Christie Downs has run faster on 12-month capital growth, favouring growth-led investors.
- For families
- O'Sullivan Beach edges out on average school ICSEA (961 vs 953).
Christie Downs vs O'Sullivan Beach: common questions
Is Christie Downs or O'Sullivan Beach cheaper to buy in?
Christie Downs has the lower median house price at $787,500, roughly 4% below O'Sullivan Beach ($820,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Christie Downs or O'Sullivan Beach?
Over the past 12 months, Christie Downs grew +20.7% vs +13.4% in O'Sullivan Beach, a gap of 7.3 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 Christie Downs or O'Sullivan Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), O'Sullivan Beach scores 961 vs 953 in Christie Downs. 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, Christie Downs or O'Sullivan Beach?
O'Sullivan Beach scores 8/100 on walkability vs 4/100. 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.
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The two suburbs
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