Onkaparinga Heights vs Noarlunga Downs.
Comparing two suburbs with median house prices of $800,000 and $770,000. Noarlunga Downs edges out on more headline metrics in this comparison.
Noarlunga Downs (median $770,000) is roughly 4% cheaper to buy into than Onkaparinga Heights ($800,000). Over the past year, Onkaparinga Heights (+2.6%) ran 6.2 percentage points ahead of Noarlunga Downs (-3.6%) on house-price growth.
Noarlunga Downs scores higher on walkability (0/100 vs 52/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Noarlunga Downs (954) sits above Onkaparinga Heights (946).
For buyers
Noarlunga Downs is the lower entry point at $770,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Onkaparinga Heights carries both higher gross yield (4.23% vs 3.98%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Noarlunga Downs edges out on average school ICSEA (954 vs 946).
Common questions
Is Onkaparinga Heights or Noarlunga Downs cheaper to buy in?
Noarlunga Downs has the lower median house price at $770,000, roughly 4% below Onkaparinga Heights ($800,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Onkaparinga Heights or Noarlunga Downs?
Over the past 12 months, Onkaparinga Heights grew +2.6% vs -3.6% in Noarlunga Downs, a gap of 6.2 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 Onkaparinga Heights or Noarlunga Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Noarlunga Downs scores 954 vs 946 in Onkaparinga Heights. 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, Onkaparinga Heights or Noarlunga Downs?
Noarlunga Downs scores 52/100 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, Onkaparinga Heights or Noarlunga Downs?
Gross rental yield on houses is 4.23% in Onkaparinga Heights vs 3.98% in Noarlunga Downs. 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).
Compare Onkaparinga Heights against another suburb