North Narrabeen vs Narrabeen
North Narrabeen (median $2,050,000) is roughly 44% cheaper to buy into than Narrabeen ($3,650,000). Over the past year, Narrabeen (+16.6%) ran 20.8 percentage points ahead of North Narrabeen (-4.2%) on house-price growth.
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North Narrabeen and Narrabeen side by side
| Measure | North Narrabeen | Narrabeen |
|---|---|---|
| Price and market | ||
| Median house | $2,050,000 | $3,650,000 |
| Median unit | $475,200 | $475,200 |
| House price change, 12 months | -4.2% | +16.6% |
| Renting | ||
| House rent | $1300/wk | $1300/wk |
| Unit rent | $850/wk | $850/wk |
| Owner occupied | 80.0% | 50.0% |
| Renter occupied | 18.0% | 38.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1083 | 1091 |
| Lifestyle and people | ||
| Walk score | 46 | 46 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 6,016 | 8,255 |
| Median age | 40 | 48 |
| Climate | ||
| Annual rainfall | 1127 mm | 1127 mm |
| Mean max, January | 26.8°C | 26.8°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
On school quality, the average ICSEA across schools serving Narrabeen (1091) sits above North Narrabeen (1083). North Narrabeen skews owner-occupied (80%), Narrabeen runs more rental-dense (50% owner).
- For buyers
- North Narrabeen is the lower entry point at $2,050,000 median, 44% 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 1.85%), but Narrabeen 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
- Narrabeen edges out on average school ICSEA (1091 vs 1083). North Narrabeen also has a higher family-household share (81% vs 58%), so the catchment community skews family-heavy.
North Narrabeen vs Narrabeen: common questions
Is North Narrabeen or Narrabeen cheaper to buy in?
North Narrabeen has the lower median house price at $2,050,000, roughly 44% below Narrabeen ($3,650,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Narrabeen or Narrabeen?
Over the past 12 months, Narrabeen grew +16.6% vs -4.2% in North Narrabeen, a gap of 20.8 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 Narrabeen have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narrabeen scores 1091 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 suburb has higher rental yield, North Narrabeen or Narrabeen?
Gross rental yield on houses is 3.30% in North Narrabeen vs 1.85% in Narrabeen. 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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