Munno Para Downs vs Angle Vale.
Comparing two suburbs with median house prices of $725,000 and $853,500. Munno Para Downs edges out on more headline metrics in this comparison.
Munno Para Downs (median $725,000) is roughly 15% cheaper to buy into than Angle Vale ($853,500). Over the past year, Munno Para Downs (+13.5%) ran 6.8 percentage points ahead of Angle Vale (+6.7%) on house-price growth.
On school quality, the average ICSEA across schools serving Munno Para Downs (965) sits above Angle Vale (955).
For buyers
Munno Para Downs is the lower entry point at $725,000 median, 15% 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 (4.12% vs 3.84%) 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 955).
Common questions
Is Munno Para Downs or Angle Vale cheaper to buy in?
Munno Para Downs has the lower median house price at $725,000, roughly 15% below Angle Vale ($853,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Munno Para Downs or Angle Vale?
Over the past 12 months, Munno Para Downs grew +13.5% vs +6.7% in Angle Vale, a gap of 6.8 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 Angle Vale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Munno Para Downs scores 965 vs 955 in Angle Vale. 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 suburb has higher rental yield, Munno Para Downs or Angle Vale?
Gross rental yield on houses is 4.12% in Munno Para Downs vs 3.84% in Angle Vale. 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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