Collaroy vs Narrabeen.
Comparing two suburbs with median house prices of $3,487,500 and $3,650,000. Collaroy edges out on more headline metrics in this comparison.
Collaroy (median $3,487,500) is roughly 4% cheaper to buy into than Narrabeen ($3,650,000). Over the past year, Narrabeen (+16.6%) ran 19.7 percentage points ahead of Collaroy (-3.1%) on house-price growth.
Collaroy scores higher on walkability (70/100 vs 46/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Collaroy (1098) sits above Narrabeen (1091). Collaroy skews owner-occupied (67%), Narrabeen runs more rental-dense (50% owner).
For buyers
Collaroy is the lower entry point at $3,487,500 median, 4% 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: Collaroy delivers the better gross yield (1.92% vs 1.85%), but Narrabeen 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
Collaroy edges out on average school ICSEA (1098 vs 1091). Collaroy also has a higher family-household share (72% vs 58%), so the catchment community skews family-heavy.
Common questions
Is Collaroy or Narrabeen cheaper to buy in?
Collaroy has the lower median house price at $3,487,500, roughly 4% below Narrabeen ($3,650,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Collaroy or Narrabeen?
Over the past 12 months, Narrabeen grew +16.6% vs -3.1% in Collaroy, a gap of 19.7 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 Collaroy or Narrabeen have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Collaroy scores 1098 vs 1091 in Narrabeen. 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, Collaroy or Narrabeen?
Collaroy scores 70/100 on walkability vs 46/100. 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, Collaroy or Narrabeen?
Gross rental yield on houses is 1.92% in Collaroy vs 1.85% in Narrabeen. 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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