Port Noarlunga South vs Noarlunga Downs
Noarlunga Downs (median $840,000) is roughly 7% cheaper to buy into than Port Noarlunga South ($899,000). Over the past year, Noarlunga Downs (+16.7%) ran 14.0 percentage points ahead of Port Noarlunga South (+2.7%) on house-price growth.
Buying in Port Noarlunga South or Noarlunga Downs?
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Port Noarlunga South and Noarlunga Downs side by side
| Measure | Port Noarlunga South | Noarlunga Downs |
|---|---|---|
| Price and market | ||
| Median house | $899,000 | $840,000 |
| Median unit | $240,480 | $216,000 |
| House price change, 12 months | +2.7% | +16.7% |
| Renting | ||
| House rent | $650/wk | $585/wk |
| Unit rent | $580/wk | $480/wk |
| Owner occupied | 76.0% | 61.0% |
| Renter occupied | 22.0% | 32.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 965 | 954 |
| Lifestyle and people | ||
| Walk score | 6 | 52 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,058 | 4,031 |
| Median age | 39 | 39 |
| Climate | ||
| Annual rainfall | 442 mm | 478 mm |
| Mean max, January | 27.7°C | 27.8°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Noarlunga Downs scores higher on walkability (6/100 vs 52/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Port Noarlunga South (965) sits above Noarlunga Downs (954). Port Noarlunga South skews owner-occupied (76%), Noarlunga Downs runs more rental-dense (61% owner).
- For buyers
- Noarlunga Downs is the lower entry point at $840,000 median, 7% 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: Port Noarlunga South delivers the better gross yield (3.76% vs 3.62%), but Noarlunga Downs 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
- Port Noarlunga South edges out on average school ICSEA (965 vs 954).
Port Noarlunga South vs Noarlunga Downs: common questions
Is Port Noarlunga South or Noarlunga Downs cheaper to buy in?
Noarlunga Downs has the lower median house price at $840,000, roughly 7% below Port Noarlunga South ($899,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Port Noarlunga South or Noarlunga Downs?
Over the past 12 months, Noarlunga Downs grew +16.7% vs +2.7% in Port Noarlunga South, a gap of 14.0 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 Port Noarlunga South or Noarlunga Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Port Noarlunga South scores 965 vs 954 in Noarlunga Downs. 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, Port Noarlunga South or Noarlunga Downs?
Noarlunga Downs scores 52/100 on walkability vs 6/100. 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, Port Noarlunga South or Noarlunga Downs?
Gross rental yield on houses is 3.76% in Port Noarlunga South vs 3.62% 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.
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