Mystery Bay vs Narooma
Narooma (median $845,000) is roughly 14% cheaper to buy into than Mystery Bay ($980,000). Over the past year, Mystery Bay (+16.7%) ran 9.6 percentage points ahead of Narooma (+7.1%) on house-price growth.
Buying in Mystery Bay or Narooma?
Selling in Mystery Bay? The free selling guide
Mystery Bay and Narooma side by side
| Measure | Mystery Bay | Narooma |
|---|---|---|
| Price and market | ||
| Median house | $980,000 | $845,000 |
| Median unit | $233,280 | $233,280 |
| House price change, 12 months | +16.7% | +7.1% |
| Renting | ||
| House rent | $553/wk | $553/wk |
| Unit rent | $440/wk | $440/wk |
| Owner occupied | 96.0% | 72.0% |
| Renter occupied | 8.0% | 25.0% |
| Schools | ||
| Schools nearby | 3 | 3 |
| Average ICSEA | 973 | 973 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 0 | 0 |
| Population | 199 | 2,731 |
| Median age | 63 | 58 |
| Climate | ||
| Annual rainfall | 897 mm | 965 mm |
| Mean max, January | 24.0°C | 24.2°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Mystery Bay skews owner-occupied (96%), Narooma runs more rental-dense (72% owner).
- For buyers
- Narooma is the lower entry point at $845,000 median, 14% 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: Narooma delivers the better gross yield (3.40% vs 2.93%), but Mystery Bay 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
- Mystery Bay has a heavier family-household mix (69% vs 57%), which typically signals stronger demand for family-amenable infrastructure (parks, schools, supermarkets).
Mystery Bay vs Narooma: common questions
Is Mystery Bay or Narooma cheaper to buy in?
Narooma has the lower median house price at $845,000, roughly 14% below Mystery Bay ($980,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Mystery Bay or Narooma?
Over the past 12 months, Mystery Bay grew +16.7% vs +7.1% in Narooma, a gap of 9.6 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.
Which suburb has higher rental yield, Mystery Bay or Narooma?
Gross rental yield on houses is 3.40% in Narooma vs 2.93% in Mystery Bay. 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.
Keep comparing
The two suburbs
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