North Parramatta vs Northmead.
Comparing two suburbs with median house prices of $1,680,000 and $1,635,000.
Northmead (median $1,635,000) is roughly 3% cheaper to buy into than North Parramatta ($1,680,000). Over the past year, Northmead (+21.8%) ran 6.3 percentage points ahead of North Parramatta (+15.5%) on house-price growth.
North Parramatta scores higher on walkability (100/100 vs 62/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving North Parramatta (1093) sits above Northmead (1085). Northmead skews owner-occupied (61%), North Parramatta runs more rental-dense (42% owner).
For buyers
Northmead is the lower entry point at $1,635,000 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Northmead carries both higher gross yield (2.01% vs 1.30%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
North Parramatta edges out on average school ICSEA (1093 vs 1085).
Common questions
Is North Parramatta or Northmead cheaper to buy in?
Northmead has the lower median house price at $1,635,000, roughly 3% below North Parramatta ($1,680,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Parramatta or Northmead?
Over the past 12 months, Northmead grew +21.8% vs +15.5% in North Parramatta, a gap of 6.3 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 North Parramatta or Northmead have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Parramatta scores 1093 vs 1085 in Northmead. 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 Parramatta or Northmead?
North Parramatta scores 100/100 on walkability vs 62/100. 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 Parramatta or Northmead?
Gross rental yield on houses is 2.01% in Northmead vs 1.30% in North Parramatta. 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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