Mount Annan vs Narellan Vale.
Comparing two suburbs with median house prices of $1,157,250 and $1,067,500.
Narellan Vale (median $1,067,500) is roughly 8% cheaper to buy into than Mount Annan ($1,157,250). Over the past year, Mount Annan (+15.1%) ran 4.6 percentage points ahead of Narellan Vale (+10.5%) on house-price growth.
Mount Annan scores higher on walkability (4/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Narellan Vale (1018) sits above Mount Annan (1003).
For buyers
Narellan Vale is the lower entry point at $1,067,500 median, 8% 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: Narellan Vale delivers the better gross yield (3.51% vs 3.24%), but Mount Annan 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
Narellan Vale edges out on average school ICSEA (1018 vs 1003).
Common questions
Is Mount Annan or Narellan Vale cheaper to buy in?
Narellan Vale has the lower median house price at $1,067,500, roughly 8% below Mount Annan ($1,157,250). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Mount Annan or Narellan Vale?
Over the past 12 months, Mount Annan grew +15.1% vs +10.5% in Narellan Vale, a gap of 4.6 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 Mount Annan or Narellan Vale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narellan Vale scores 1018 vs 1003 in Mount Annan. 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, Mount Annan or Narellan Vale?
Mount Annan scores 4/100 on walkability vs 2/100. 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, Mount Annan or Narellan Vale?
Gross rental yield on houses is 3.51% in Narellan Vale vs 3.24% in Mount Annan. 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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