Kurri Kurri vs Cliftleigh.
Comparing two suburbs with median house prices of $650,000 and $775,000. Kurri Kurri edges out on more headline metrics in this comparison.
Kurri Kurri (median $650,000) is roughly 16% cheaper to buy into than Cliftleigh ($775,000). Over the past year, Kurri Kurri (+8.3%) ran 1.4 percentage points ahead of Cliftleigh (+6.9%) on house-price growth.
Kurri Kurri scores higher on walkability (4/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Cliftleigh (980) sits above Kurri Kurri (938). Kurri Kurri skews owner-occupied (63%), Cliftleigh runs more rental-dense (52% owner).
For buyers
Kurri Kurri is the lower entry point at $650,000 median, 16% 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: Cliftleigh delivers the better gross yield (4.36% vs 4.24%), but Kurri Kurri 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
Cliftleigh edges out on average school ICSEA (980 vs 938). Cliftleigh also has a higher family-household share (82% vs 66%), so the catchment community skews family-heavy.
Common questions
Is Kurri Kurri or Cliftleigh cheaper to buy in?
Kurri Kurri has the lower median house price at $650,000, roughly 16% below Cliftleigh ($775,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kurri Kurri or Cliftleigh?
Over the past 12 months, Kurri Kurri grew +8.3% vs +6.9% in Cliftleigh, a gap of 1.4 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 Kurri Kurri or Cliftleigh have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Cliftleigh scores 980 vs 938 in Kurri Kurri. 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, Kurri Kurri or Cliftleigh?
Kurri Kurri scores 4/100 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, Kurri Kurri or Cliftleigh?
Gross rental yield on houses is 4.36% in Cliftleigh vs 4.24% in Kurri Kurri. 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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