Old Toongabbie vs Northmead.
Comparing two suburbs with median house prices of $1,385,000 and $1,745,000. Northmead edges out on more headline metrics in this comparison.
Old Toongabbie (median $1,385,000) is roughly 21% cheaper to buy into than Northmead ($1,745,000). Over the past year, Northmead (+6.4%) ran 2.9 percentage points ahead of Old Toongabbie (+3.5%) on house-price growth.
Northmead scores higher on walkability (18/100 vs 62/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Northmead (1085) sits above Old Toongabbie (1069). Old Toongabbie skews owner-occupied (74%), Northmead runs more rental-dense (61% owner).
For buyers
Old Toongabbie is the lower entry point at $1,385,000 median, 21% 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: Old Toongabbie delivers the better gross yield (2.67% vs 2.46%), but Northmead 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
Northmead edges out on average school ICSEA (1085 vs 1069).
Common questions
Is Old Toongabbie or Northmead cheaper to buy in?
Old Toongabbie has the lower median house price at $1,385,000, roughly 21% below Northmead ($1,745,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Old Toongabbie or Northmead?
Over the past 12 months, Northmead grew +6.4% vs +3.5% in Old Toongabbie, a gap of 2.9 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 Old Toongabbie or Northmead have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Northmead scores 1085 vs 1069 in Old Toongabbie. 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, Old Toongabbie or Northmead?
Northmead scores 62/100 on walkability vs 18/100. 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, Old Toongabbie or Northmead?
Gross rental yield on houses is 2.67% in Old Toongabbie vs 2.46% in Northmead. 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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