Narellan Vale vs Narellan.
Comparing two suburbs with median house prices of $1,067,500 and $1,035,000. Narellan edges out on more headline metrics in this comparison.
Narellan (median $1,035,000) is roughly 3% cheaper to buy into than Narellan Vale ($1,067,500). Over the past year, Narellan Vale (+10.5%) ran 6.0 percentage points ahead of Narellan (+4.5%) on house-price growth.
Narellan scores higher on walkability (2/100 vs 36/100 ), useful if you're optimising for a car-light household. Narellan Vale skews owner-occupied (77%), Narellan runs more rental-dense (61% owner).
For buyers
Narellan is the lower entry point at $1,035,000 median, 3% 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 delivers the better gross yield (3.62% vs 3.51%), but Narellan Vale 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
School and household data is too similar between the two to call a winner on family fit. Check the individual profiles for street-level school catchments.
Common questions
Is Narellan Vale or Narellan cheaper to buy in?
Narellan has the lower median house price at $1,035,000, roughly 3% below Narellan Vale ($1,067,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Narellan Vale or Narellan?
Over the past 12 months, Narellan Vale grew +10.5% vs +4.5% in Narellan, a gap of 6.0 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 is more walkable, Narellan Vale or Narellan?
Narellan scores 36/100 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, Narellan Vale or Narellan?
Gross rental yield on houses is 3.62% in Narellan vs 3.51% in Narellan 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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