Munno Para Downs vs Andrews Farm.
Comparing two suburbs with median house prices of $725,000 and $730,000. Munno Para Downs edges out on more headline metrics in this comparison.
Munno Para Downs (median $725,000) is roughly 1% cheaper to buy into than Andrews Farm ($730,000). Over the past year, Munno Para Downs (+13.5%) ran 1.2 percentage points ahead of Andrews Farm (+12.3%) on house-price growth.
Andrews Farm scores higher on walkability (0/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Munno Para Downs (965) sits above Andrews Farm (949). Munno Para Downs skews owner-occupied (91%), Andrews Farm runs more rental-dense (59% owner).
For buyers
Munno Para Downs is the lower entry point at $725,000 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Munno Para Downs carries both higher gross yield (4.16% vs 3.99%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Munno Para Downs edges out on average school ICSEA (965 vs 949). Munno Para Downs also has a higher family-household share (94% vs 76%), so the catchment community skews family-heavy.
Common questions
Is Munno Para Downs or Andrews Farm cheaper to buy in?
Munno Para Downs has the lower median house price at $725,000, roughly 1% below Andrews Farm ($730,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Munno Para Downs or Andrews Farm?
Over the past 12 months, Munno Para Downs grew +13.5% vs +12.3% in Andrews Farm, a gap of 1.2 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 Munno Para Downs or Andrews Farm have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Munno Para Downs scores 965 vs 949 in Andrews Farm. 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, Munno Para Downs or Andrews Farm?
Andrews Farm scores 2/100 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, Munno Para Downs or Andrews Farm?
Gross rental yield on houses is 4.16% in Munno Para Downs vs 3.99% in Andrews Farm. 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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