Collombatti vs South Kempsey.
Comparing two suburbs with median house prices of $815,000 and $440,000. Collombatti edges out on more headline metrics in this comparison.
South Kempsey (median $440,000) is roughly 85% cheaper to buy into than Collombatti ($815,000). Over the past year, Collombatti (+20.7%) ran 1.8 percentage points ahead of South Kempsey (+18.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Collombatti (873) sits above South Kempsey (863). Collombatti skews owner-occupied (89%), South Kempsey runs more rental-dense (61% owner).
For buyers
South Kempsey is the lower entry point at $440,000 median, 85% 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: South Kempsey delivers the better gross yield (5.97% vs 3.22%), but Collombatti 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
Collombatti edges out on average school ICSEA (873 vs 863). Collombatti also has a higher family-household share (78% vs 67%), so the catchment community skews family-heavy.
Common questions
Is Collombatti or South Kempsey cheaper to buy in?
South Kempsey has the lower median house price at $440,000, roughly 85% below Collombatti ($815,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Collombatti or South Kempsey?
Over the past 12 months, Collombatti grew +20.7% vs +18.9% in South Kempsey, a gap of 1.8 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 Collombatti or South Kempsey have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Collombatti scores 873 vs 863 in South Kempsey. 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, Collombatti or South Kempsey?
Gross rental yield on houses is 5.97% in South Kempsey vs 3.22% in Collombatti. 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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