Narooma vs Mystery Bay.
Comparing two suburbs with median house prices of $845,000 and $980,000.
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.
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).
Common questions
Is Narooma or Mystery Bay 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, Narooma or Mystery Bay?
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, Narooma or Mystery Bay?
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.
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).
Compare Narooma against another suburb