Noarlunga Downs vs Hackham West.
Comparing two suburbs with median house prices of $770,000 and $755,500.
Hackham West (median $755,500) is roughly 2% cheaper to buy into than Noarlunga Downs ($770,000). Over the past year, Hackham West (+18%) ran 21.6 percentage points ahead of Noarlunga Downs (-3.6%) on house-price growth.
Noarlunga Downs scores higher on walkability (52/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Noarlunga Downs (954) sits above Hackham West (946).
For buyers
Hackham West is the lower entry point at $755,500 median, 2% 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: Noarlunga Downs delivers the better gross yield (3.98% vs 3.79%), but Hackham West 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
Noarlunga Downs edges out on average school ICSEA (954 vs 946).
Common questions
Is Noarlunga Downs or Hackham West cheaper to buy in?
Hackham West has the lower median house price at $755,500, roughly 2% below Noarlunga Downs ($770,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Noarlunga Downs or Hackham West?
Over the past 12 months, Hackham West grew +18% vs -3.6% in Noarlunga Downs, a gap of 21.6 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.
Does Noarlunga Downs or Hackham West have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Noarlunga Downs scores 954 vs 946 in Hackham West. 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, Noarlunga Downs or Hackham West?
Noarlunga Downs scores 52/100 on walkability vs 10/100. 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, Noarlunga Downs or Hackham West?
Gross rental yield on houses is 3.98% in Noarlunga Downs vs 3.79% in Hackham West. 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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