Karuah vs North Arm Cove

Karuah is the younger of the two, with a median age of 50 against 56 in North Arm Cove. In both, the large majority of households own their home and the large majority of homes are detached houses. Houses cost more in North Arm Cove: a median of $812,000, against $654,000 in Karuah, and rent is higher there too. On these figures, Karuah tends to suit buyers on a tighter budget.

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

Karuah

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (74/100 vs 90/100)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Karuah has cheaper houses ($654,000 vs $812,500)
  • North Arm Cove has cheaper land ($65,500 vs $350,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Karuah

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $340/wk)

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

Commuting to the city

Karuah

ahead on 2 of the 3 things we measure here

  • is more walkable (10/100 vs 0/100)
  • sits closer to the CBD (196.5 km vs 206.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Karuah

ahead on 2 of the 4 things we measure here

  • is more walkable (10/100 vs 0/100)
  • carries lower crime risk (74/100 vs 90/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Karuah returns a higher gross yield on houses (3.7% vs 2.8%)
  • North Arm Cove is growing faster (24.0% vs 14.7%)

Weighs house yield and population growth.

Where they sit

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

Karuah North Arm Cove
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.

Karuah North Arm Cove
Walkability 10 / 0
Karuah — Walkability: 10/100 North Arm Cove — Walkability: 0/100
Safety 26 / 10
Karuah — Safety: 26/100 North Arm Cove — Safety: 10/100
Low fire risk 24 / 65
Karuah — Low fire risk: 24/100 North Arm Cove — Low fire risk: 65/100

Demographics

Karuah has more residents (1,618 vs 552); North Arm Cove has higher household incomes ($66,144 vs $55,172).

Karuah North Arm Cove
Population 1,618
+66% vs other
 552
Population trend (2016 → 2021) +14.7% +24.0%
Median age 50 56
Median household income $55,172/yr $66,144/yr
+20% vs other
Median weekly rent $300/wk $340/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

Karuah North Arm Cove
0-4 5.6% / 2.7%
Karuah — 0-4: 5.6% North Arm Cove — 0-4: 2.7%
5-14 12.1% / 9.6%
Karuah — 5-14: 12.1% North Arm Cove — 5-14: 9.6%
15-19 4.9% / 4.2%
Karuah — 15-19: 4.9% North Arm Cove — 15-19: 4.2%
20-24 3.9% / 2.5%
Karuah — 20-24: 3.9% North Arm Cove — 20-24: 2.5%
25-34 10.0% / 5.6%
Karuah — 25-34: 10.0% North Arm Cove — 25-34: 5.6%
35-44 8.7% / 9.1%
Karuah — 35-44: 8.7% North Arm Cove — 35-44: 9.1%
45-54 11.3% / 12.3%
Karuah — 45-54: 11.3% North Arm Cove — 45-54: 12.3%
55-64 14.2% / 20.7%
Karuah — 55-64: 14.2% North Arm Cove — 55-64: 20.7%
65-74 18.8% / 22.3%
Karuah — 65-74: 18.8% North Arm Cove — 65-74: 22.3%
75-84 10.1% / 9.2%
Karuah — 75-84: 10.1% North Arm Cove — 75-84: 9.2%
85+ 1.2% / 1.4%
Karuah — 85+: 1.2% North Arm Cove — 85+: 1.4%

Bars are drawn against the largest share shown (22.3%).

Who lives together

Household composition, 2021 Census.

Karuah 43.3% lone person
Karuah — Lone Person: 43.3% Karuah — Couple Families: 31.0% Karuah — One Parent Families: 20.4% Karuah — Group Household: 4.3% Karuah — Other Families: 1.0%
North Arm Cove 38.7% lone person
North Arm Cove — Lone Person: 38.7% North Arm Cove — Couple Families: 37.9% North Arm Cove — One Parent Families: 20.2% North Arm Cove — Group Household: 3.2% North Arm Cove — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Karuah 20.8% renting
Karuah — Owned Outright: 49.3% Karuah — Mortgage: 29.9% Karuah — Renting: 20.8%
North Arm Cove 16.3% renting
North Arm Cove — Owned Outright: 51.7% North Arm Cove — Mortgage: 32.1% North Arm Cove — Renting: 16.3%
Owned outright Mortgage Renting

Qualifications

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

Karuah North Arm Cove
Certificate III & IV 18.9% / 17.9%
Karuah — Certificate III & IV: 18.9% North Arm Cove — Certificate III & IV: 17.9%
Advanced Diploma / Diploma 4.4% / 9.2%
Karuah — Advanced Diploma / Diploma: 4.4% North Arm Cove — Advanced Diploma / Diploma: 9.2%
Bachelor Degree 3.6% / 9.8%
Karuah — Bachelor Degree: 3.6% North Arm Cove — Bachelor Degree: 9.8%
Postgraduate Degree 0.7% / 4.2%
Karuah — Postgraduate Degree: 0.7% North Arm Cove — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 0.8% / 1.8%
Karuah — Graduate Diploma / Certificate: 0.8% North Arm Cove — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (18.9%).

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.

Karuah North Arm Cove
England 2.5% / 7.1%
Karuah — England: 2.5% North Arm Cove — England: 7.1%
New Zealand 1.1% / 2.5%
Karuah — New Zealand: 1.1% North Arm Cove — New Zealand: 2.5%
Germany 0.6% / 2.0%
Karuah — Germany: 0.6% North Arm Cove — Germany: 2.0%
Scotland 1.0% / —
Karuah — Scotland: 1.0% North Arm Cove — Scotland: not among its largest
Ireland — / 0.9%
Karuah — Ireland: not among its largest North Arm Cove — Ireland: 0.9%
Malaysia — / 0.7%
Karuah — Malaysia: not among its largest North Arm Cove — Malaysia: 0.7%
Philippines 0.6% / —
Karuah — Philippines: 0.6% North Arm Cove — Philippines: not among its largest

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Karuah 92.6% houses
Karuah — Houses: 92.6% Karuah — Flats / Apartments: 4.3% Karuah — Townhouses: 3.2%
North Arm Cove 100.0% houses
North Arm Cove — Houses: 100.0% North Arm Cove — Flats / Apartments: 0.0% North Arm Cove — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Karuah North Arm Cove
Median house price $654,000 $812,500
Median unit price —
same for both
Median land price $350,000 $65,500
Typical days to sell (houses) 34 days
from 18 sales
 76 days
from 9 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.

Karuah North Arm Cove
3 bed $650K / $1.02M
Karuah — 3 bed: $650K (27 sales) North Arm Cove — 3 bed: $1.02M (5 sales)

27 vs 5 sales

4 bed $760K / $800K
Karuah — 4 bed: $760K (19 sales) North Arm Cove — 4 bed: $800K (13 sales)

19 vs 13 sales

Zoning mix

North Arm Cove has more rural and farming land (97% vs 67%); Karuah has more land zoned for conservation (27% vs 1%).

Karuah North Arm Cove
Rural and farming 67% 97%
Environmental 27% 1%
Infrastructure and transport 4% 2%
Residential 2% 0%
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

Karuah North Arm Cove
New dwellings approved 495
across Port Stephens
 743
across Mid-Coast
Approvals change year on year -72% +327%

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.

Karuah North Arm Cove
Houses 3.7%
$620/wk on $865K
 2.8%
$600/wk on $1.11M
Units —
same for both

Ranking within NSW

Karuah North Arm Cove
House price Higher than 18% of NSW Higher than 13% of NSW
Income Higher than 15% of NSW Higher than 28% of NSW
Schools —
same for both
Walkability Higher than 58% of NSW Higher than 15% of NSW
Affordability Higher than 63% of NSW Higher than 86% of NSW
EV adoption Higher than 51% of NSW Higher than 50% of NSW
NBN connectivity Higher than 77% of NSW Higher than 96% of NSW
Rental yield (houses) Higher than 59% of NSW Higher than 14% of NSW

Liveability

Karuah is more walkable (10 vs 0); North Arm Cove scores higher overall (24 vs 12).

Karuah North Arm Cove
Grade D
same for both
Score 12/100 24/100
Socio-economic band high-need area
decile 1/10
 mid-range socio-economic
decile 5/10

Risk profile

Karuah carries more bushfire risk (76 vs 35); North Arm Cove carries more crime risk (90 vs 74).

Karuah North Arm Cove
Bushfire High
76/100
 Low
35/100
Crime High
74/100
 High
90/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
18/100
 Low
38/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Karuah North Arm Cove
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Karuah

  • Karuah Public School Government · Primary above peers

Schools in North Arm Cove

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Karuah North Arm Cove
Cafes & restaurants 0 1
Parks & reserves 2 3
Childcare 2 1
GPs 1 0
Pharmacies 1 0
Police stations 1 0
Banks & Bank@Post 1 0
Fuel stations 1
same for both
EV chargers 1 0
Beaches 0 1
Waterways 14 8

Mobility

North Arm Cove sits further from the CBD (206.4 km vs 196.5 km).

Karuah North Arm Cove
Walkability score 10/100 0/100
Distance to Sydney 196.5 km 206.4 km
+5% vs other
Drive time (normal traffic) 151 min 152 min
Public transport score 26/100
Bus
 22/100
Bus
Peak arrivals per hour 7.8
7-9am + 5-7pm
 3.5
7-9am + 5-7pm
Median peak wait 3 min
scheduled, not actual
 7 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 2324
same for both
Rooftop solar per 100 dwellings 54
postcode 2324
same for both

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.

Karuah North Arm Cove
Car (driver) 79.1% / 65.6%
Karuah — Car (driver): 79.1% North Arm Cove — Car (driver): 65.6%
Worked from Home 12.0% / 27.6%
Karuah — Worked from Home: 12.0% North Arm Cove — Worked from Home: 27.6%
Car (passenger) 4.3% / 4.3%
Karuah — Car (passenger): 4.3% North Arm Cove — Car (passenger): 4.3%
Walked Only 3.4% / 2.5%
Karuah — Walked Only: 3.4% North Arm Cove — Walked Only: 2.5%
Bicycle 1.2% / —
Karuah — Bicycle: 1.2% North Arm Cove — Bicycle: not among its largest

Bars are drawn against the largest share shown (79.1%).

Setting

Karuah North Arm Cove
Elevation 2 m
above sea level, at the suburb centre
 37 m
above sea level, at the suburb centre
Distance to the ocean 2.6 km 3.3 km

NBN connectivity

Karuah North Arm Cove
Connectivity score 70/100 93/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 43%
1,055 premises
 76%
357 premises

Climate

Karuah North Arm Cove
Annual rainfall 1,181 mm
same for both
Summer max (Jan) 28.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Council rates

Karuah North Arm Cove
Average residential rate $1,359/yr $1,560/yr
Council Port Stephens Mid-Coast

Federal electorate

Karuah North Arm Cove
Division Lyne
same for both
Member Alison Penfold
same for both
Party The Nationals
same for both

First Home Owner Grant

Karuah North Arm Cove
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Karuah

Acreage Affordable Coastal Retirees

North Arm Cove

Retirees Rural

More comparisons

Other comparisons with Karuah

Karuah vs Limeburners Creek Karuah vs Swan Bay Karuah vs Twelve Mile Creek Karuah vs The Branch

Other comparisons with North Arm Cove

North Arm Cove vs Tea Gardens North Arm Cove vs Pindimar North Arm Cove vs Nerong North Arm Cove vs The Branch
Full data on Karuah Full data on North Arm Cove
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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