Condong vs South Murwillumbah.
Comparing two suburbs with median house prices of $1,350,000 and $800,000. South Murwillumbah edges out on more headline metrics in this comparison.
South Murwillumbah (median $800,000) is roughly 69% cheaper to buy into than Condong ($1,350,000). Over the past year, South Murwillumbah (+23.1%) ran 18.2 percentage points ahead of Condong (+4.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Condong (998) sits above South Murwillumbah (992). Condong skews owner-occupied (84%), South Murwillumbah runs more rental-dense (71% owner).
For buyers
South Murwillumbah is the lower entry point at $800,000 median, 69% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
South Murwillumbah carries both higher gross yield (4.71% vs 2.79%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Condong edges out on average school ICSEA (998 vs 992). Condong also has a higher family-household share (76% vs 63%), so the catchment community skews family-heavy.
Common questions
Is Condong or South Murwillumbah cheaper to buy in?
South Murwillumbah has the lower median house price at $800,000, roughly 69% below Condong ($1,350,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Condong or South Murwillumbah?
Over the past 12 months, South Murwillumbah grew +23.1% vs +4.9% in Condong, a gap of 18.2 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 Condong or South Murwillumbah have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Condong scores 998 vs 992 in South Murwillumbah. 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, Condong or South Murwillumbah?
Gross rental yield on houses is 4.71% in South Murwillumbah vs 2.79% in Condong. 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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