Caringbah vs Kurnell

In both, most households own their home. In Caringbah, about half of homes are flats or apartments. In Kurnell, the large majority of homes are detached houses and most households are couple families. Houses cost more in Caringbah: a median of $1.99 million, against $1.82 million in Kurnell, though rent is higher in Kurnell. Caringbah is closer to the city centre: 26.3 km, against 33.9 km. On these figures, Caringbah tends to suit people living alone, while Kurnell suits families with children and couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Kurnell

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (95% vs 28%)
  • has more parks and reserves (15 vs 9)
  • is already more of a family suburb (76% vs 51%)
  • But Caringbah has more childcare (13 vs 3)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Caringbah

ahead on the one thing that separates them

  • has cheaper units ($820,000 vs $1,150,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Caringbah

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (39% vs 17%)
  • has cheaper rent ($470/wk vs $550/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Caringbah

ahead on 3 of the 4 things we measure here

  • is more walkable (90/100 vs 26/100)
  • sits closer to the CBD (26.3 km vs 33.9 km)
  • has a shorter drive in (35 min vs 45 min)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Caringbah

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (72% vs 5%)
  • has more GPs (8 vs 0)
  • is more walkable (90/100 vs 26/100)
  • But Kurnell carries lower crime risk (60/100 vs 73/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Caringbah and Kurnell drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Caringbah Kurnell
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Caringbah Kurnell
Walkability 90 / 26
Caringbah — Walkability: 90/100 Kurnell — Walkability: 26/100
Safety 27 / 40
Caringbah — Safety: 27/100 Kurnell — Safety: 40/100
Low fire risk 100 / 43
Caringbah — Low fire risk: 100/100 Kurnell — Low fire risk: 43/100

Demographics

Caringbah has more residents (12,575 vs 2,528); Kurnell rents higher ($550/wk vs $470/wk).

Caringbah Kurnell
Population 12,575
+80% vs other
 2,528
Population trend (2016 → 2021) +7.9% +11.5%
Median age 37 38
Median household income $98,280/yr $112,372/yr
+14% vs other
Median weekly rent $470/wk $550/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Caringbah Kurnell
0-4 7.0% / 7.7%
Caringbah — 0-4: 7.0% Kurnell — 0-4: 7.7%
5-14 11.4% / 16.0%
Caringbah — 5-14: 11.4% Kurnell — 5-14: 16.0%
15-19 4.7% / 7.9%
Caringbah — 15-19: 4.7% Kurnell — 15-19: 7.9%
20-24 5.7% / 4.4%
Caringbah — 20-24: 5.7% Kurnell — 20-24: 4.4%
25-34 16.6% / 9.6%
Caringbah — 25-34: 16.6% Kurnell — 25-34: 9.6%
35-44 15.1% / 14.3%
Caringbah — 35-44: 15.1% Kurnell — 35-44: 14.3%
45-54 13.4% / 14.6%
Caringbah — 45-54: 13.4% Kurnell — 45-54: 14.6%
55-64 10.6% / 11.7%
Caringbah — 55-64: 10.6% Kurnell — 55-64: 11.7%
65-74 8.5% / 8.3%
Caringbah — 65-74: 8.5% Kurnell — 65-74: 8.3%
75-84 4.9% / 4.7%
Caringbah — 75-84: 4.9% Kurnell — 75-84: 4.7%
85+ 2.2% / 1.4%
Caringbah — 85+: 2.2% Kurnell — 85+: 1.4%

Bars are drawn against the largest share shown (16.6%).

Who lives together

Household composition, 2021 Census.

Caringbah 36.1% couple families
Caringbah — Couple Families: 36.1% Caringbah — Lone Person: 43.1% Caringbah — One Parent Families: 15.2% Caringbah — Group Household: 4.4% Caringbah — Other Families: 1.2%
Kurnell 58.5% couple families
Kurnell — Couple Families: 58.5% Kurnell — Lone Person: 20.4% Kurnell — One Parent Families: 17.9% Kurnell — Group Household: 2.6% Kurnell — Other Families: 0.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Caringbah 38.9% renting
Caringbah — Owned Outright: 26.7% Caringbah — Mortgage: 34.4% Caringbah — Renting: 38.9%
Kurnell 16.9% renting
Kurnell — Owned Outright: 34.5% Kurnell — Mortgage: 48.5% Kurnell — Renting: 16.9%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Caringbah Kurnell
Certificate III & IV 15.6% / 20.8%
Caringbah — Certificate III & IV: 15.6% Kurnell — Certificate III & IV: 20.8%
Bachelor Degree 14.7% / 7.1%
Caringbah — Bachelor Degree: 14.7% Kurnell — Bachelor Degree: 7.1%
Advanced Diploma / Diploma 9.3% / 9.7%
Caringbah — Advanced Diploma / Diploma: 9.3% Kurnell — Advanced Diploma / Diploma: 9.7%
Postgraduate Degree 4.3% / 1.2%
Caringbah — Postgraduate Degree: 4.3% Kurnell — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate 1.8% / 1.1%
Caringbah — Graduate Diploma / Certificate: 1.8% Kurnell — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (20.8%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Caringbah Kurnell
England 3.8% / 3.3%
Caringbah — England: 3.8% Kurnell — England: 3.3%
New Zealand 2.0% / 1.6%
Caringbah — New Zealand: 2.0% Kurnell — New Zealand: 1.6%
China 1.8% / 0.3%
Caringbah — China: 1.8% Kurnell — China: 0.3%
Philippines 1.0% / 0.3%
Caringbah — Philippines: 1.0% Kurnell — Philippines: 0.3%
South Africa 0.6% / 0.4%
Caringbah — South Africa: 0.6% Kurnell — South Africa: 0.4%
Scotland 0.5% / 0.4%
Caringbah — Scotland: 0.5% Kurnell — Scotland: 0.4%
India 0.8% / —
Caringbah — India: 0.8% Kurnell — India: not among its largest

Bars are drawn against the largest share shown (3.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Caringbah 27.7% houses
Caringbah — Houses: 27.7% Caringbah — Flats / Apartments: 45.0% Caringbah — Townhouses: 27.3%
Kurnell 95.2% houses
Kurnell — Houses: 95.2% Kurnell — Flats / Apartments: 2.0% Kurnell — Townhouses: 2.8%
Houses Flats / Apartments Townhouses

Property market

Caringbah Kurnell
Median house price $1,985,000 $1,825,000
Median unit price $820,000 $1,150,000
Median land price — $1,100,000
Typical days to sell (houses) 24 days
from 51 sales
 28 days
from 13 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Caringbah Kurnell
3 bed $1.77M / $1.88M
Caringbah — 3 bed: $1.77M (25 sales) Kurnell — 3 bed: $1.88M (19 sales)

25 vs 19 sales

4 bed $2M / $1.8M
Caringbah — 4 bed: $2M (23 sales) Kurnell — 4 bed: $1.8M (20 sales)

23 vs 20 sales

5 bed $2.05M / $3.05M
Caringbah — 5 bed: $2.05M (21 sales) Kurnell — 5 bed: $3.05M (5 sales)

21 vs 5 sales

Zoning mix

Kurnell has more land zoned for conservation (62% vs 0%).

Caringbah Kurnell
Environmental 0% 62%
Residential 50% 0%
Industrial 25% 20%
Infrastructure and transport 14% 2%
Other and special use 0% 11%
Commercial 7% 3%
Parks and recreation 4%
same for both
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Caringbah Kurnell
New dwellings approved 1,449
across Sutherland
same for both
Approvals change year on year +117%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Caringbah Kurnell
Houses 4.0%
$990/wk on $1.3M
 —
Units 4.8%
$740/wk on $810K
 —

Ranking within NSW

Caringbah Kurnell
House price Higher than 83% of NSW Higher than 82% of NSW
Income Higher than 67% of NSW Higher than 78% of NSW
Schools Higher than 60% of NSW —
Walkability Higher than 96% of NSW Higher than 73% of NSW
Affordability Higher than 18% of NSW Higher than 29% of NSW
EV adoption Higher than 86% of NSW Higher than 70% of NSW
NBN connectivity Higher than 89% of NSW Higher than 75% of NSW
Rental yield (houses) Higher than 71% of NSW —
Rental yield (units) Higher than 55% of NSW —

Liveability

Caringbah is more walkable (90 vs 26); Caringbah scores higher overall (69 vs 45).

Caringbah Kurnell
Grade A C
Score 69/100 45/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Kurnell carries more bushfire risk (57 vs 0); Caringbah carries more crime risk (73 vs 60).

Caringbah Kurnell
Bushfire None
0/100
 Moderate
57/100
Crime High
73/100
 Moderate
60/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 High
79/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 3
within 5 km

Schools

Caringbah Kurnell
Inside the suburb 7 2
Rated above peers 2 0
Rated at peers 3 1
Rated below peers 0
same for both

Schools in Caringbah

  • Caringbah High School Government · Secondary above peers
  • Caringbah North Public School Government · Primary above peers
  • De La Salle Catholic College, Caringbah Catholic · Secondary at peers
  • Endeavour Sports High School Government · Secondary at peers
  • Our Lady of Fatima Catholic Primary School Catholic · Primary at peers
  • Aspect South East Sydney School, Caringbah Independent · Primary · Special school

Schools in Kurnell

  • Kurnell Public School Government · Primary at peers
  • Kamay Botany Bay Environmental Education Centre Government · Combined

Amenities in the suburb

Caringbah Kurnell
Supermarkets 2 0
Cafes & restaurants 32 3
Parks & reserves 9 15
Childcare 13 3
GPs 8 0
Pharmacies 9 1
Hospitals 2 0
Banks & Bank@Post 4 1
Fuel stations 1 0
EV chargers 1 0
Waterways 0 2

Mobility

Kurnell sits further from the CBD (33.9 km vs 26.3 km).

Caringbah Kurnell
Walkability score 90/100 26/100
Distance to Sydney 26.3 km 33.9 km
+29% vs other
Drive time (normal traffic) 35 min 45 min
Public transport score 79/100
Rail · Bus
 76/100
Bus
Peak arrivals per hour 210.2
7-9am + 5-7pm
 86.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.3%
postcode 2229
 0.7%
postcode 2231
Rooftop solar per 100 dwellings 24
postcode 2229
 43
postcode 2231

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Caringbah Kurnell
Car (driver) 49.7% / 63.6%
Caringbah — Car (driver): 49.7% Kurnell — Car (driver): 63.6%
Worked from Home 38.9% / 29.3%
Caringbah — Worked from Home: 38.9% Kurnell — Worked from Home: 29.3%
Walked Only 3.8% / 2.1%
Caringbah — Walked Only: 3.8% Kurnell — Walked Only: 2.1%
Car (passenger) 3.1% / 2.8%
Caringbah — Car (passenger): 3.1% Kurnell — Car (passenger): 2.8%
Train 3.6% / 0.9%
Caringbah — Train: 3.6% Kurnell — Train: 0.9%
Bicycle 0.5% / 1.0%
Caringbah — Bicycle: 0.5% Kurnell — Bicycle: 1.0%

Bars are drawn against the largest share shown (63.6%).

Setting

Caringbah Kurnell
Elevation 15 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 821 m
3.2 km to a named beach
 277 m
1.6 km to a named beach

NBN connectivity

Caringbah Kurnell
Connectivity score 81/100 68/100
Most common technology Fibre to the curb Fibre to the node
Full-fibre (FTTP) share 26%
8,061 premises
 41%
1,088 premises

Climate

Caringbah Kurnell
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Caringbah Kurnell
PM2.5 6.5 µg/m³ 6.1 µg/m³
PM10 16.1 µg/m³ 16.8 µg/m³
NO₂ 0.79 pphm 0.64 pphm

Council rates

Caringbah Kurnell
Average residential rate $1,552/yr
same for both
Council Sutherland
same for both

Federal electorate

Caringbah Kurnell
Division Cook
same for both
Member Simon Kennedy
same for both
Party Liberal
same for both

First Home Owner Grant

Caringbah Kurnell
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Caringbah

Apartments Coastal Middle-Ring Parks Townhouses Urban

Kurnell

Acreage Coastal Family Middle-Ring Premium

More comparisons

Other comparisons with Caringbah

Caringbah vs Miranda Caringbah vs Caringbah South Caringbah vs Woolooware Caringbah vs Taren Point

Other comparisons with Kurnell

Kurnell vs Cronulla Kurnell vs Woolooware Kurnell vs Taren Point Kurnell vs Greenhills Beach
Full data on Caringbah Full data on Kurnell
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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