Manly Vale vs Allambie Heights

Manly Vale is the younger of the two, with a median age of 38 against 43 in Allambie Heights. In both, most households own their home. In Manly Vale, most homes are flats or apartments. In Allambie Heights, the large majority of homes are detached houses and most households are couple families. Manly Vale is closer to the city centre: 13.9 km, against 17.5 km. On these figures, Manly Vale tends to suit people living alone, while Allambie Heights suits 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

Allambie Heights

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (87% vs 34%)
  • carries lower crime risk (21/100 vs 38/100)
  • has more parks and reserves (13 vs 9)
  • But Manly Vale has more schools rated above their peers (2 vs 0)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Manly Vale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (42% vs 19%)
  • has cheaper rent ($550/wk vs $600/wk)

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

Commuting to the city

Manly Vale

ahead on 3 of the 4 things we measure here

  • has a shorter drive in (23 min vs 32 min)
  • is more walkable (88/100 vs 67/100)
  • sits closer to the CBD (13.9 km vs 17.5 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Manly Vale has more units and townhouses to downsize into (66% vs 13%)
  • Allambie Heights carries lower crime risk (21/100 vs 38/100)

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

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

Manly Vale Allambie Heights
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.

Manly Vale Allambie Heights
Walkability 88 / 67
Manly Vale — Walkability: 88/100 Allambie Heights — Walkability: 67/100
Safety 62 / 79
Manly Vale — Safety: 62/100 Allambie Heights — Safety: 79/100
Low fire risk 100 / 30
Manly Vale — Low fire risk: 100/100 Allambie Heights — Low fire risk: 30/100

Demographics

Allambie Heights has higher household incomes ($150,280 vs $122,252); Allambie Heights skews older (43 vs 38).

Manly Vale Allambie Heights
Population 6,389 7,317
+15% vs other
Population trend (2016 → 2021) +3.7% +4.4%
Median age 38 43
Median household income $122,252/yr $150,280/yr
+23% vs other
Median weekly rent $550/wk $600/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Manly Vale Allambie Heights
0-4 5.8% / 5.3%
Manly Vale — 0-4: 5.8% Allambie Heights — 0-4: 5.3%
5-14 12.8% / 16.1%
Manly Vale — 5-14: 12.8% Allambie Heights — 5-14: 16.1%
15-19 4.5% / 6.6%
Manly Vale — 15-19: 4.5% Allambie Heights — 15-19: 6.6%
20-24 4.4% / 5.2%
Manly Vale — 20-24: 4.4% Allambie Heights — 20-24: 5.2%
25-34 16.6% / 6.8%
Manly Vale — 25-34: 16.6% Allambie Heights — 25-34: 6.8%
35-44 16.7% / 12.9%
Manly Vale — 35-44: 16.7% Allambie Heights — 35-44: 12.9%
45-54 14.7% / 16.7%
Manly Vale — 45-54: 14.7% Allambie Heights — 45-54: 16.7%
55-64 10.2% / 11.1%
Manly Vale — 55-64: 10.2% Allambie Heights — 55-64: 11.1%
65-74 7.2% / 8.9%
Manly Vale — 65-74: 7.2% Allambie Heights — 65-74: 8.9%
75-84 3.9% / 6.6%
Manly Vale — 75-84: 3.9% Allambie Heights — 75-84: 6.6%
85+ 3.2% / 3.8%
Manly Vale — 85+: 3.2% Allambie Heights — 85+: 3.8%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

Manly Vale 42.7% couple families
Manly Vale — Couple Families: 42.7% Manly Vale — Lone Person: 37.1% Manly Vale — One Parent Families: 13.3% Manly Vale — Group Household: 5.6% Manly Vale — Other Families: 1.3%
Allambie Heights 62.6% couple families
Allambie Heights — Couple Families: 62.6% Allambie Heights — Lone Person: 24.2% Allambie Heights — One Parent Families: 10.7% Allambie Heights — Group Household: 1.7% Allambie Heights — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Manly Vale 41.6% renting
Manly Vale — Owned Outright: 24.4% Manly Vale — Mortgage: 34.0% Manly Vale — Renting: 41.6%
Allambie Heights 18.6% renting
Allambie Heights — Owned Outright: 37.1% Allambie Heights — Mortgage: 44.3% Allambie Heights — Renting: 18.6%
Owned outright Mortgage Renting

Qualifications

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

Manly Vale Allambie Heights
Bachelor Degree 22.7% / 18.0%
Manly Vale — Bachelor Degree: 22.7% Allambie Heights — Bachelor Degree: 18.0%
Certificate III & IV 9.2% / 10.2%
Manly Vale — Certificate III & IV: 9.2% Allambie Heights — Certificate III & IV: 10.2%
Advanced Diploma / Diploma 9.8% / 9.2%
Manly Vale — Advanced Diploma / Diploma: 9.8% Allambie Heights — Advanced Diploma / Diploma: 9.2%
Postgraduate Degree 7.8% / 6.3%
Manly Vale — Postgraduate Degree: 7.8% Allambie Heights — Postgraduate Degree: 6.3%
Graduate Diploma / Certificate 2.7% / 2.4%
Manly Vale — Graduate Diploma / Certificate: 2.7% Allambie Heights — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (22.7%).

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.

Manly Vale Allambie Heights
England 8.4% / 8.0%
Manly Vale — England: 8.4% Allambie Heights — England: 8.0%
New Zealand 2.4% / 1.9%
Manly Vale — New Zealand: 2.4% Allambie Heights — New Zealand: 1.9%
China 2.1% / 1.5%
Manly Vale — China: 2.1% Allambie Heights — China: 1.5%
Italy 1.1% / 1.7%
Manly Vale — Italy: 1.1% Allambie Heights — Italy: 1.7%
South Africa 1.5% / 1.2%
Manly Vale — South Africa: 1.5% Allambie Heights — South Africa: 1.2%
Brazil 1.7% / —
Manly Vale — Brazil: 1.7% Allambie Heights — Brazil: not among its largest

Bars are drawn against the largest share shown (8.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Manly Vale 33.7% houses
Manly Vale — Houses: 33.7% Manly Vale — Flats / Apartments: 62.0% Manly Vale — Townhouses: 4.3%
Allambie Heights 87.0% houses
Allambie Heights — Houses: 87.0% Allambie Heights — Flats / Apartments: 9.7% Allambie Heights — Townhouses: 3.3%
Houses Flats / Apartments Townhouses

Property market

Manly Vale Allambie Heights
Median house price $2,780,000 $2,700,000
Median unit price $1,050,000 $1,035,000
Median land price —
same for both
Typical days to sell (houses) 20 days
from 15 sales
 22 days
from 36 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.

Manly Vale Allambie Heights
2 bed $2.58M / $2.45M
Manly Vale — 2 bed: $2.58M (5 sales) Allambie Heights — 2 bed: $2.45M (5 sales)

5 vs 5 sales

3 bed $2.57M / $2.22M
Manly Vale — 3 bed: $2.57M (12 sales) Allambie Heights — 3 bed: $2.22M (37 sales)

12 vs 37 sales

4 bed $3.06M / $2.72M
Manly Vale — 4 bed: $3.06M (10 sales) Allambie Heights — 4 bed: $2.72M (30 sales)

10 vs 30 sales

5 bed $3.4M / $3.3M
Manly Vale — 5 bed: $3.4M (7 sales) Allambie Heights — 5 bed: $3.3M (31 sales)

7 vs 31 sales

Zoning mix

Manly Vale Allambie Heights
Parks and recreation 36% 65%
Residential 54% 31%
Infrastructure and transport 7% 4%
Commercial 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

Manly Vale Allambie Heights
New dwellings approved 620
across Northern Beaches
same for both
Approvals change year on year +51%
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.

Manly Vale Allambie Heights
Houses 3.6%
$1,875/wk on $2.7M
 —
Units 4.7%
$850/wk on $950K
 —

Ranking within NSW

Manly Vale Allambie Heights
House price Higher than 93% of NSW Higher than 91% of NSW
Income Higher than 85% of NSW Higher than 95% of NSW
Schools Higher than 94% of NSW Higher than 24% of NSW
Walkability Higher than 96% of NSW Higher than 87% of NSW
Affordability Higher than 10% of NSW Higher than 24% of NSW
EV adoption Higher than 97% of NSW Higher than 93% of NSW
NBN connectivity Higher than 81% of NSW Higher than 90% of NSW
Rental yield (houses) Higher than 52% of NSW —
Rental yield (units) Higher than 51% of NSW —

Liveability

Manly Vale scores higher overall (88 vs 56); Manly Vale is more walkable (88 vs 67).

Manly Vale Allambie Heights
Grade A+ B
Score 88/100 56/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Allambie Heights carries more bushfire risk (70 vs 0); Manly Vale carries more crime risk (38 vs 21).

Manly Vale Allambie Heights
Bushfire None
0/100
 High
70/100
Crime Low
38/100
 Low
21/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Manly Vale Allambie Heights
Inside the suburb 3
same for both
Rated above peers 2 0
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 1
Australian Catholic University-North Sydney Campus, 8.0 km
 1
Australian Catholic University-North Sydney Campus, 8.3 km
Full-time students aged 15–24 1.8% 3.1%

Schools in Manly Vale

  • Northern Beaches Secondary College Mackellar Girls Campus Government · Secondary above peers
  • St Kieran's Catholic Primary School Catholic · Primary above peers
  • Manly Vale Public School Government · Primary below peers

Schools in Allambie Heights

  • Allambie Heights Public School Government · Primary at peers
  • Arranounbai School Government · Combined · Special school
  • The Beach School Government · Secondary · Special school

Amenities in the suburb

Manly Vale Allambie Heights
Supermarkets 1
same for both
Cafes & restaurants 3 6
Parks & reserves 9 13
Childcare 4
same for both
GPs 2 1
Pharmacies 1 2
Banks & Bank@Post 0 1
Fuel stations 1
same for both
Waterways 9 4

Mobility

Allambie Heights sits further from the CBD (17.5 km vs 13.9 km).

Manly Vale Allambie Heights
Walkability score 88/100 67/100
Distance to Sydney 13.9 km 17.5 km
+26% vs other
Drive time (normal traffic) 23 min 32 min
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 176.5
7-9am + 5-7pm
 266.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.9%
postcode 2093
 2.0%
postcode 2100
Rooftop solar per 100 dwellings 25
postcode 2093
 33
postcode 2100

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.

Manly Vale Allambie Heights
Worked from Home 52.2% / 51.8%
Manly Vale — Worked from Home: 52.2% Allambie Heights — Worked from Home: 51.8%
Car (driver) 35.2% / 38.7%
Manly Vale — Car (driver): 35.2% Allambie Heights — Car (driver): 38.7%
Bus 5.0% / 2.7%
Manly Vale — Bus: 5.0% Allambie Heights — Bus: 2.7%
Walked Only 3.1% / 2.6%
Manly Vale — Walked Only: 3.1% Allambie Heights — Walked Only: 2.6%
Car (passenger) 2.5% / 3.0%
Manly Vale — Car (passenger): 2.5% Allambie Heights — Car (passenger): 3.0%

Bars are drawn against the largest share shown (52.2%).

Setting

Manly Vale Allambie Heights
Elevation 25 m
above sea level, at the suburb centre
 102 m
above sea level, at the suburb centre
Distance to the ocean 1.7 km
1.7 km to a named beach
 3.6 km
2.6 km to a named beach

NBN connectivity

Manly Vale Allambie Heights
Connectivity score 74/100 81/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
2,939 premises
 33%
2,623 premises

Climate

Manly Vale Allambie Heights
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Manly Vale Allambie Heights
PM2.5 6.3 µg/m³
same for both
PM10 13.8 µg/m³
same for both
NO₂ 0.84 pphm
same for both

Council rates

Manly Vale Allambie Heights
Average residential rate $1,696/yr
same for both
Council Northern Beaches
same for both

Federal electorate

Manly Vale Allambie Heights
Division Warringah
same for both
Member Zali Steggall
same for both
Party Independent
same for both

First Home Owner Grant

Manly Vale Allambie Heights
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Manly Vale

Apartments Coastal Easy Commute Middle-Ring Parks Professionals River Transport Hub Urban

Allambie Heights

Easy Commute Large Blocks Middle-Ring Parks Premium Quiet Transport Hub

More comparisons

Other comparisons with Manly Vale

Manly Vale vs Manly Manly Vale vs Balgowlah Manly Vale vs Fairlight Manly Vale vs North Balgowlah Manly Vale vs North Manly

Other comparisons with Allambie Heights

Allambie Heights vs Frenchs Forest Allambie Heights vs Beacon Hill Allambie Heights vs Seaforth Allambie Heights vs Killarney Heights Allambie Heights vs North Balgowlah Allambie Heights vs North Manly
Full data on Manly Vale Full data on Allambie Heights
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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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