Hackham West vs Noarlunga Downs
Hackham West (median $785,000) is roughly 7% cheaper to buy into than Noarlunga Downs ($840,000). Over the past year, Hackham West (+23.4%) ran 6.7 percentage points ahead of Noarlunga Downs (+16.7%) on house-price growth.
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Hackham West and Noarlunga Downs side by side
| Measure | Hackham West | Noarlunga Downs |
|---|---|---|
| Price and market | ||
| Median house | $785,000 | $840,000 |
| Median unit | $205,920 | $216,000 |
| House price change, 12 months | +23.4% | +16.7% |
| Renting | ||
| House rent | $580/wk | $585/wk |
| Unit rent | $530/wk | $480/wk |
| Owner occupied | 56.0% | 61.0% |
| Renter occupied | 42.0% | 32.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 946 | 954 |
| Lifestyle and people | ||
| Walk score | 10 | 52 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,620 | 4,031 |
| Median age | 41 | 39 |
| Climate | ||
| Annual rainfall | 478 mm | 478 mm |
| Mean max, January | 27.8°C | 27.8°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
Noarlunga Downs scores higher on walkability (10/100 vs 52/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Noarlunga Downs (954) sits above Hackham West (946).
- For buyers
- Hackham West is the lower entry point at $785,000 median, 7% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Hackham West carries both higher gross yield (3.84% vs 3.62%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Noarlunga Downs edges out on average school ICSEA (954 vs 946).
Hackham West vs Noarlunga Downs: common questions
Is Hackham West or Noarlunga Downs cheaper to buy in?
Hackham West has the lower median house price at $785,000, roughly 7% below Noarlunga Downs ($840,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hackham West or Noarlunga Downs?
Over the past 12 months, Hackham West grew +23.4% vs +16.7% in Noarlunga Downs, a gap of 6.7 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 Hackham West or Noarlunga Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Noarlunga Downs scores 954 vs 946 in Hackham West. 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, Hackham West or Noarlunga Downs?
Noarlunga Downs scores 52/100 on walkability vs 10/100. 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, Hackham West or Noarlunga Downs?
Gross rental yield on houses is 3.84% in Hackham West vs 3.62% in Noarlunga Downs. 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.
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