Narraweena vs Beacon Hill
Beacon Hill (median $2,351,000) is roughly 5% cheaper to buy into than Narraweena ($2,475,000). Over the past year, Narraweena (+10.7%) ran 9.2 percentage points ahead of Beacon Hill (+1.5%) on house-price growth.
Buying in Narraweena or Beacon Hill?
Selling in Narraweena? The free selling guide
Narraweena and Beacon Hill side by side
| Measure | Narraweena | Beacon Hill |
|---|---|---|
| Price and market | ||
| Median house | $2,475,000 | $2,351,000 |
| Median unit | $427,680 | $497,520 |
| House price change, 12 months | +10.7% | +1.5% |
| Renting | ||
| House rent | $1150/wk | $1425/wk |
| Unit rent | $820/wk | $680/wk |
| Owner occupied | 60.0% | 81.0% |
| Renter occupied | 32.0% | 16.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1102 | 1097 |
| Lifestyle and people | ||
| Walk score | 12 | 8 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 6,971 | 7,814 |
| Median age | 43 | 41 |
| Climate | ||
| Annual rainfall | 1216 mm | 1216 mm |
| Mean max, January | 26.7°C | 26.7°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
Narraweena scores higher on walkability (12/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Narraweena (1102) sits above Beacon Hill (1097). Beacon Hill skews owner-occupied (81%), Narraweena runs more rental-dense (60% owner).
- For buyers
- Beacon Hill is the lower entry point at $2,351,000 median, 5% 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: Beacon Hill delivers the better gross yield (3.15% vs 2.42%), but Narraweena 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
- Narraweena edges out on average school ICSEA (1102 vs 1097). Beacon Hill also has a higher family-household share (86% vs 72%), so the catchment community skews family-heavy.
Narraweena vs Beacon Hill: common questions
Is Narraweena or Beacon Hill cheaper to buy in?
Beacon Hill has the lower median house price at $2,351,000, roughly 5% below Narraweena ($2,475,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Narraweena or Beacon Hill?
Over the past 12 months, Narraweena grew +10.7% vs +1.5% in Beacon Hill, a gap of 9.2 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 Narraweena or Beacon Hill have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narraweena scores 1102 vs 1097 in Beacon Hill. 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 is more walkable, Narraweena or Beacon Hill?
Narraweena scores 12/100 on walkability vs 8/100. 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, Narraweena or Beacon Hill?
Gross rental yield on houses is 3.15% in Beacon Hill vs 2.42% in Narraweena. 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.
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