Ourimbah vs Fountaindale.
Comparing two suburbs with median house prices of $1,155,000 and $2,062,500. Ourimbah edges out on more headline metrics in this comparison.
Ourimbah (median $1,155,000) is roughly 44% cheaper to buy into than Fountaindale ($2,062,500). Over the past year, Ourimbah (+8.7%) ran 10.5 percentage points ahead of Fountaindale (-1.8%) on house-price growth.
Ourimbah scores higher on walkability (36/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Fountaindale (1012) sits above Ourimbah (1003). Fountaindale skews owner-occupied (91%), Ourimbah runs more rental-dense (74% owner).
For buyers
Ourimbah is the lower entry point at $1,155,000 median, 44% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Ourimbah carries both higher gross yield (3.07% vs 1.72%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Fountaindale edges out on average school ICSEA (1012 vs 1003). Fountaindale also has a higher family-household share (90% vs 77%), so the catchment community skews family-heavy.
Common questions
Is Ourimbah or Fountaindale cheaper to buy in?
Ourimbah has the lower median house price at $1,155,000, roughly 44% below Fountaindale ($2,062,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ourimbah or Fountaindale?
Over the past 12 months, Ourimbah grew +8.7% vs -1.8% in Fountaindale, a gap of 10.5 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 Ourimbah or Fountaindale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fountaindale scores 1012 vs 1003 in Ourimbah. 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, Ourimbah or Fountaindale?
Ourimbah scores 36/100 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, Ourimbah or Fountaindale?
Gross rental yield on houses is 3.07% in Ourimbah vs 1.72% in Fountaindale. 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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