North Narooma vs Narooma.
Comparing two suburbs with median house prices of $935,000 and $845,000.
Narooma (median $845,000) is roughly 11% cheaper to buy into than North Narooma ($935,000). Over the past year, North Narooma (+18%) ran 10.9 percentage points ahead of Narooma (+7.1%) on house-price growth.
North Narooma scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Narooma (973) sits above North Narooma (946). North Narooma skews owner-occupied (84%), Narooma runs more rental-dense (72% owner).
For buyers
Narooma is the lower entry point at $845,000 median, 11% 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 (1.78% vs 1.61%), but North Narooma 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
Narooma edges out on average school ICSEA (973 vs 946). North Narooma also has a higher family-household share (78% vs 57%), so the catchment community skews family-heavy.
Common questions
Is North Narooma or Narooma cheaper to buy in?
Narooma has the lower median house price at $845,000, roughly 11% below North Narooma ($935,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Narooma or Narooma?
Over the past 12 months, North Narooma grew +18% vs +7.1% in Narooma, a gap of 10.9 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 North Narooma or Narooma have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narooma scores 973 vs 946 in North Narooma. 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, North Narooma or Narooma?
North Narooma scores 2/100 on walkability vs 0/100. 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, North Narooma or Narooma?
Gross rental yield on houses is 1.78% in Narooma vs 1.61% in North Narooma. 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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