Narrabeen vs North Narrabeen.
Comparing two suburbs with median house prices of $3,650,000 and $2,050,000. Narrabeen edges out on more headline metrics in this comparison.
North Narrabeen (median $2,050,000) is roughly 78% cheaper to buy into than Narrabeen ($3,650,000). Over the past year, Narrabeen (+16.6%) ran 20.8 percentage points ahead of North Narrabeen (-4.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Narrabeen (1091) sits above North Narrabeen (1083). North Narrabeen skews owner-occupied (80%), Narrabeen runs more rental-dense (50% owner).
For buyers
North Narrabeen is the lower entry point at $2,050,000 median, 78% 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: North Narrabeen delivers the better gross yield (3.30% vs 1.85%), but Narrabeen 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
Narrabeen edges out on average school ICSEA (1091 vs 1083). North Narrabeen also has a higher family-household share (81% vs 58%), so the catchment community skews family-heavy.
Common questions
Is Narrabeen or North Narrabeen cheaper to buy in?
North Narrabeen has the lower median house price at $2,050,000, roughly 78% below Narrabeen ($3,650,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Narrabeen or North Narrabeen?
Over the past 12 months, Narrabeen grew +16.6% vs -4.2% in North Narrabeen, a gap of 20.8 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 Narrabeen or North Narrabeen have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narrabeen scores 1091 vs 1083 in North Narrabeen. 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, Narrabeen or North Narrabeen?
Gross rental yield on houses is 3.30% in North Narrabeen vs 1.85% in Narrabeen. 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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