Noarlunga Downs vs Huntfield Heights
Huntfield Heights (median $807,500) is roughly 4% cheaper to buy into than Noarlunga Downs ($840,000). Over the past year, Noarlunga Downs (+16.7%) ran 0.3 percentage points ahead of Huntfield Heights (+16.4%) on house-price growth.
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Noarlunga Downs and Huntfield Heights side by side
| Measure | Noarlunga Downs | Huntfield Heights |
|---|---|---|
| Price and market | ||
| Median house | $840,000 | $807,500 |
| Median unit | $216,000 | $205,920 |
| House price change, 12 months | +16.7% | +16.4% |
| Renting | ||
| House rent | $585/wk | $580/wk |
| Unit rent | $480/wk | $620/wk |
| Owner occupied | 61.0% | 68.0% |
| Renter occupied | 32.0% | 31.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 954 | 949 |
| Lifestyle and people | ||
| Walk score | 52 | 4 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,031 | 4,199 |
| Median age | 39 | 37 |
| Climate | ||
| Annual rainfall | 478 mm | 478 mm |
| Mean max, January | 27.8°C | 27.8°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
Noarlunga Downs scores higher on walkability (52/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Noarlunga Downs (954) sits above Huntfield Heights (949).
- For buyers
- Huntfield Heights is the lower entry point at $807,500 median, 4% 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: Huntfield Heights delivers the better gross yield (3.73% vs 3.62%), but Noarlunga Downs 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 949).
Noarlunga Downs vs Huntfield Heights: common questions
Is Noarlunga Downs or Huntfield Heights cheaper to buy in?
Huntfield Heights has the lower median house price at $807,500, roughly 4% below Noarlunga Downs ($840,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Noarlunga Downs or Huntfield Heights?
Over the past 12 months, Noarlunga Downs grew +16.7% vs +16.4% in Huntfield Heights, a gap of 0.3 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 Huntfield Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Noarlunga Downs scores 954 vs 949 in Huntfield Heights. 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 Huntfield Heights?
Noarlunga Downs scores 52/100 on walkability vs 4/100. 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 Huntfield Heights?
Gross rental yield on houses is 3.73% in Huntfield Heights vs 3.62% in Noarlunga Downs. 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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