North Narrabeen vs Elanora Heights.
Comparing two suburbs with median house prices of $2,050,000 and $2,550,000.
North Narrabeen (median $2,050,000) is roughly 20% cheaper to buy into than Elanora Heights ($2,550,000). Over the past year, Elanora Heights (+0.5%) ran 4.7 percentage points ahead of North Narrabeen (-4.2%) on house-price growth.
North Narrabeen scores higher on walkability (46/100 vs 26/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Elanora Heights (1088) sits above North Narrabeen (1083).
For buyers
North Narrabeen is the lower entry point at $2,050,000 median, 20% 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 2.65%), but Elanora Heights 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
Elanora Heights edges out on average school ICSEA (1088 vs 1083).
Common questions
Is North Narrabeen or Elanora Heights cheaper to buy in?
North Narrabeen has the lower median house price at $2,050,000, roughly 20% below Elanora Heights ($2,550,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Narrabeen or Elanora Heights?
Over the past 12 months, Elanora Heights grew +0.5% vs -4.2% in North Narrabeen, a gap of 4.7 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 Narrabeen or Elanora Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elanora Heights scores 1088 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 is more walkable, North Narrabeen or Elanora Heights?
North Narrabeen scores 46/100 on walkability vs 26/100. 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 Narrabeen or Elanora Heights?
Gross rental yield on houses is 3.30% in North Narrabeen vs 2.65% in Elanora Heights. 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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