Kahibah vs Adamstown Heights.
Comparing two suburbs with median house prices of $1,157,500 and $1,180,000. Adamstown Heights edges out on more headline metrics in this comparison.
Kahibah (median $1,157,500) is roughly 2% cheaper to buy into than Adamstown Heights ($1,180,000). Over the past year, Adamstown Heights (+3.1%) ran 6.7 percentage points ahead of Kahibah (-3.6%) on house-price growth.
Adamstown Heights scores higher on walkability (0/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Adamstown Heights (1069) sits above Kahibah (1031).
For buyers
Kahibah is the lower entry point at $1,157,500 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Adamstown Heights carries both higher gross yield (3.31% vs 3.27%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Adamstown Heights edges out on average school ICSEA (1069 vs 1031). Adamstown Heights also has a higher family-household share (80% vs 68%), so the catchment community skews family-heavy.
Common questions
Is Kahibah or Adamstown Heights cheaper to buy in?
Kahibah has the lower median house price at $1,157,500, roughly 2% below Adamstown Heights ($1,180,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kahibah or Adamstown Heights?
Over the past 12 months, Adamstown Heights grew +3.1% vs -3.6% in Kahibah, 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 Kahibah or Adamstown Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Adamstown Heights scores 1069 vs 1031 in Kahibah. 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, Kahibah or Adamstown Heights?
Adamstown Heights scores 10/100 on walkability vs 0/100. 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, Kahibah or Adamstown Heights?
Gross rental yield on houses is 3.31% in Adamstown Heights vs 3.27% in Kahibah. 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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