Mullumbimby vs Ocean Shores.
Comparing two suburbs with median house prices of $1,110,000 and $1,275,000. Mullumbimby edges out on more headline metrics in this comparison.
Mullumbimby (median $1,110,000) is roughly 13% cheaper to buy into than Ocean Shores ($1,275,000). Over the past year, Ocean Shores (+17.8%) ran 2.2 percentage points ahead of Mullumbimby (+15.6%) on house-price growth.
Mullumbimby scores higher on walkability (46/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Mullumbimby (1043) sits above Ocean Shores (1037).
For buyers
Mullumbimby is the lower entry point at $1,110,000 median, 13% 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: Mullumbimby delivers the better gross yield (4.21% vs 4.00%), but Ocean Shores 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
Mullumbimby edges out on average school ICSEA (1043 vs 1037).
Common questions
Is Mullumbimby or Ocean Shores cheaper to buy in?
Mullumbimby has the lower median house price at $1,110,000, roughly 13% below Ocean Shores ($1,275,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Mullumbimby or Ocean Shores?
Over the past 12 months, Ocean Shores grew +17.8% vs +15.6% in Mullumbimby, a gap of 2.2 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 Mullumbimby or Ocean Shores have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Mullumbimby scores 1043 vs 1037 in Ocean Shores. 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, Mullumbimby or Ocean Shores?
Mullumbimby scores 46/100 on walkability vs 4/100. 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, Mullumbimby or Ocean Shores?
Gross rental yield on houses is 4.21% in Mullumbimby vs 4.00% in Ocean Shores. 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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