Patonga vs Umina Beach.
Comparing two suburbs with median house prices of $1,835,000 and $1,230,000. Umina Beach edges out on more headline metrics in this comparison.
Umina Beach (median $1,230,000) is roughly 49% cheaper to buy into than Patonga ($1,835,000). Over the past year, Umina Beach (+9.3%) ran 9.3 percentage points ahead of Patonga (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Umina Beach (1033) sits above Patonga (1011). Patonga skews owner-occupied (83%), Umina Beach runs more rental-dense (64% owner).
For buyers
Umina Beach is the lower entry point at $1,230,000 median, 49% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Umina Beach carries both higher gross yield (2.94% vs 1.84%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Umina Beach edges out on average school ICSEA (1033 vs 1011). Umina Beach also has a higher family-household share (67% vs 57%), so the catchment community skews family-heavy.
Common questions
Is Patonga or Umina Beach cheaper to buy in?
Umina Beach has the lower median house price at $1,230,000, roughly 49% below Patonga ($1,835,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Patonga or Umina Beach?
Over the past 12 months, Umina Beach grew +9.3% vs 0% in Patonga, a gap of 9.3 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 Patonga or Umina Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Umina Beach scores 1033 vs 1011 in Patonga. 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, Patonga or Umina Beach?
Gross rental yield on houses is 2.94% in Umina Beach vs 1.84% in Patonga. 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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