Daruka vs Nemingha.
Comparing two suburbs with median house prices of $950,000 and $502,500. Daruka edges out on more headline metrics in this comparison.
Nemingha (median $502,500) is roughly 89% cheaper to buy into than Daruka ($950,000). Over the past year, Daruka (-5%) ran 5.3 percentage points ahead of Nemingha (-10.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Daruka (941) sits above Nemingha (933). Daruka skews owner-occupied (92%), Nemingha runs more rental-dense (79% owner).
For buyers
Nemingha is the lower entry point at $502,500 median, 89% 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: Nemingha delivers the better gross yield (3.10% vs 1.64%), but Daruka 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
Daruka edges out on average school ICSEA (941 vs 933). Daruka also has a higher family-household share (89% vs 73%), so the catchment community skews family-heavy.
Common questions
Is Daruka or Nemingha cheaper to buy in?
Nemingha has the lower median house price at $502,500, roughly 89% below Daruka ($950,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Daruka or Nemingha?
Over the past 12 months, Daruka grew -5% vs -10.3% in Nemingha, a gap of 5.3 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 Daruka or Nemingha have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Daruka scores 941 vs 933 in Nemingha. 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, Daruka or Nemingha?
Gross rental yield on houses is 3.10% in Nemingha vs 1.64% in Daruka. 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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