Narellan Vale vs Spring Farm

Spring Farm is the younger of the two, with a median age of 30 against 35 in Narellan Vale. In both, most households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Spring Farm tends to suit young adults and families with children.

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

Narellan Vale

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 0)
  • has more parks and reserves (21 vs 7)
  • But Spring Farm has more childcare (10 vs 7)

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, land prices, and mortgage stress.

Renters

Narellan Vale

ahead on the one thing that separates them

  • has cheaper rent ($460/wk vs $510/wk)

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

Commuting to the city

Narellan Vale

ahead on the one thing that separates them

  • sits closer to the CBD (61.1 km vs 65.5 km)

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

Downsizers and retirees

Narellan Vale

ahead on the one thing that separates them

  • has more residents already 65 and over (11% vs 6%)

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

Investors

Spring Farm

ahead on the one thing that separates them

  • is growing faster (129.1% vs -3.6%)

Weighs house yield and population growth.

Where they sit

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

Narellan Vale Spring Farm
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.

Narellan Vale Spring Farm
Walkability 67 / 64
Narellan Vale — Walkability: 67/100 Spring Farm — Walkability: 64/100
Safety 71 / 69
Narellan Vale — Safety: 71/100 Spring Farm — Safety: 69/100
Low fire risk 100 / 60
Narellan Vale — Low fire risk: 100/100 Spring Farm — Low fire risk: 60/100

Demographics

Spring Farm has more residents (9,868 vs 6,931); Narellan Vale skews older (35 vs 30).

Narellan Vale Spring Farm
Population 6,931 9,868
+42% vs other
Population trend (2016 → 2021) -3.6% +129.1%
Median age 35 30
Median household income $116,896/yr $124,956/yr
+7% vs other
Median weekly rent $460/wk $510/wk
+11% vs other

Age profile

Share of residents in each band, 2021 Census.

Narellan Vale Spring Farm
0-4 6.9% / 12.9%
Narellan Vale — 0-4: 6.9% Spring Farm — 0-4: 12.9%
5-14 14.9% / 16.0%
Narellan Vale — 5-14: 14.9% Spring Farm — 5-14: 16.0%
15-19 7.4% / 4.8%
Narellan Vale — 15-19: 7.4% Spring Farm — 15-19: 4.8%
20-24 7.3% / 5.5%
Narellan Vale — 20-24: 7.3% Spring Farm — 20-24: 5.5%
25-34 12.6% / 23.0%
Narellan Vale — 25-34: 12.6% Spring Farm — 25-34: 23.0%
35-44 13.9% / 17.1%
Narellan Vale — 35-44: 13.9% Spring Farm — 35-44: 17.1%
45-54 14.7% / 9.2%
Narellan Vale — 45-54: 14.7% Spring Farm — 45-54: 9.2%
55-64 11.3% / 6.0%
Narellan Vale — 55-64: 11.3% Spring Farm — 55-64: 6.0%
65-74 7.2% / 4.0%
Narellan Vale — 65-74: 7.2% Spring Farm — 65-74: 4.0%
75-84 3.1% / 1.2%
Narellan Vale — 75-84: 3.1% Spring Farm — 75-84: 1.2%
85+ 0.7% / 0.3%
Narellan Vale — 85+: 0.7% Spring Farm — 85+: 0.3%

Bars are drawn against the largest share shown (23.0%).

Who lives together

Household composition, 2021 Census.

Narellan Vale 58.1% couple families
Narellan Vale — Couple Families: 58.1% Narellan Vale — One Parent Families: 20.6% Narellan Vale — Lone Person: 19.0% Narellan Vale — Group Household: 1.4% Narellan Vale — Other Families: 1.0%
Spring Farm 63.9% couple families
Spring Farm — Couple Families: 63.9% Spring Farm — One Parent Families: 17.6% Spring Farm — Lone Person: 15.5% Spring Farm — Group Household: 2.2% Spring Farm — Other Families: 0.9%
Couple Families One Parent Families Lone Person Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Narellan Vale 21.8% renting
Narellan Vale — Owned Outright: 26.0% Narellan Vale — Mortgage: 52.2% Narellan Vale — Renting: 21.8%
Spring Farm 26.3% renting
Spring Farm — Owned Outright: 10.8% Spring Farm — Mortgage: 62.9% Spring Farm — Renting: 26.3%
Owned outright Mortgage Renting

Qualifications

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

Narellan Vale Spring Farm
Certificate III & IV 18.0% / 17.3%
Narellan Vale — Certificate III & IV: 18.0% Spring Farm — Certificate III & IV: 17.3%
Bachelor Degree 8.7% / 10.4%
Narellan Vale — Bachelor Degree: 8.7% Spring Farm — Bachelor Degree: 10.4%
Advanced Diploma / Diploma 7.9% / 8.5%
Narellan Vale — Advanced Diploma / Diploma: 7.9% Spring Farm — Advanced Diploma / Diploma: 8.5%
Postgraduate Degree 2.4% / 3.4%
Narellan Vale — Postgraduate Degree: 2.4% Spring Farm — Postgraduate Degree: 3.4%
Graduate Diploma / Certificate 1.4% / 1.3%
Narellan Vale — Graduate Diploma / Certificate: 1.4% Spring Farm — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (18.0%).

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.

Narellan Vale Spring Farm
England 2.7% / 1.9%
Narellan Vale — England: 2.7% Spring Farm — England: 1.9%
New Zealand 1.5% / 1.3%
Narellan Vale — New Zealand: 1.5% Spring Farm — New Zealand: 1.3%
India 0.8% / 1.9%
Narellan Vale — India: 0.8% Spring Farm — India: 1.9%
Philippines 0.6% / 0.9%
Narellan Vale — Philippines: 0.6% Spring Farm — Philippines: 0.9%
Fiji — / 0.8%
Narellan Vale — Fiji: not among its largest Spring Farm — Fiji: 0.8%
Scotland 0.6% / —
Narellan Vale — Scotland: 0.6% Spring Farm — Scotland: not among its largest

Bars are drawn against the largest share shown (2.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Narellan Vale 97.2% houses
Narellan Vale — Houses: 97.2% Narellan Vale — Townhouses: 2.6% Narellan Vale — Flats / Apartments: 0.3%
Spring Farm 93.8% houses
Spring Farm — Houses: 93.8% Spring Farm — Townhouses: 5.4% Spring Farm — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Narellan Vale Spring Farm
Median house price $1,111,000 $1,125,000
Median unit price —
same for both
Median land price $855,000 $786,500
Typical days to sell (houses) 22 days
from 92 sales
 21 days
from 113 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.

Narellan Vale Spring Farm
3 bed $952K / $1.01M
Narellan Vale — 3 bed: $952K (58 sales) Spring Farm — 3 bed: $1.01M (34 sales)

58 vs 34 sales

4 bed $1.19M / $1.14M
Narellan Vale — 4 bed: $1.19M (93 sales) Spring Farm — 4 bed: $1.14M (111 sales)

93 vs 111 sales

5 bed $1.39M / $1.29M
Narellan Vale — 5 bed: $1.39M (7 sales) Spring Farm — 5 bed: $1.29M (9 sales)

7 vs 9 sales

Zoning mix

Spring Farm has more land zoned for conservation (30% vs 0%); Spring Farm has more rural and farming land (13% vs 0%).

Narellan Vale Spring Farm
Residential 95% 46%
Environmental 0% 30%
Rural and farming 0% 13%
Infrastructure and transport 4% 9%
Commercial 0% 1%
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

Narellan Vale Spring Farm
New dwellings approved 1,671
across Camden
same for both
Approvals change year on year -21%
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.

Narellan Vale Spring Farm
Houses 3.4%
$735/wk on $1.12M
 3.5%
$770/wk on $1.15M
Units —
same for both

Ranking within NSW

Narellan Vale Spring Farm
House price Higher than 55% of NSW
same for both
Income Higher than 80% of NSW Higher than 87% of NSW
Schools Higher than 89% of NSW —
Walkability Higher than 87% of NSW Higher than 86% of NSW
Affordability Higher than 71% of NSW Higher than 75% of NSW
EV adoption Higher than 79% of NSW Higher than 75% of NSW
NBN connectivity Higher than 87% of NSW Higher than 97% of NSW
Rental yield (houses) Higher than 40% of NSW Higher than 44% of NSW

Liveability

Narellan Vale scores higher overall (75 vs 64).

Narellan Vale Spring Farm
Grade A B
Score 75/100 64/100
Socio-economic band advantaged area
decile 7/10
 very advantaged area
decile 9/10

Risk profile

Spring Farm carries more bushfire risk (40 vs 0).

Narellan Vale Spring Farm
Bushfire None
0/100
 Moderate
40/100
Crime Low
29/100
 Low
31/100
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
 4
within 5 km

Schools

Narellan Vale Spring Farm
Inside the suburb 3 1
Rated above peers 2 0
Rated at peers 1 0
Rated below peers 0 1
Universities within 10 km 1
Western Sydney University - Campbelltown, 6.0 km
 1
Western Sydney University - Campbelltown, 7.5 km
Full-time students aged 15–24 1.9% 1.3%

Schools in Narellan Vale

  • Elizabeth Macarthur High School Government · Secondary above peers
  • Narellan Vale Public School Government · Primary above peers
  • St Clare's Catholic Primary School Catholic · Primary at peers

Schools in Spring Farm

  • Spring Farm Public School Government · Primary below peers

Amenities in the suburb

Narellan Vale Spring Farm
Supermarkets 0 1
Parks & reserves 21 7
Childcare 7 10
Pharmacies 0 1
Fuel stations 0 1
Waterways 0 2

Mobility

Spring Farm sits further from the CBD (65.5 km vs 61.1 km).

Narellan Vale Spring Farm
Walkability score 67/100 64/100
Distance to Sydney 61.1 km 65.5 km
+7% vs other
Drive time (normal traffic) 54 min 57 min
Public transport score 79/100
Bus
 76/100
Bus
Peak arrivals per hour 142.8
7-9am + 5-7pm
 57.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 2567
 0.9%
postcode 2570
Rooftop solar per 100 dwellings 58
postcode 2567
 56
postcode 2570

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.

Narellan Vale Spring Farm
Car (driver) 63.2% / 62.3%
Narellan Vale — Car (driver): 63.2% Spring Farm — Car (driver): 62.3%
Worked from Home 30.9% / 31.7%
Narellan Vale — Worked from Home: 30.9% Spring Farm — Worked from Home: 31.7%
Car (passenger) 3.3% / 3.3%
Narellan Vale — Car (passenger): 3.3% Spring Farm — Car (passenger): 3.3%
Train 1.3% / 1.6%
Narellan Vale — Train: 1.3% Spring Farm — Train: 1.6%
Walked Only 0.7% / 0.7%
Narellan Vale — Walked Only: 0.7% Spring Farm — Walked Only: 0.7%

Bars are drawn against the largest share shown (63.2%).

Setting

Narellan Vale Spring Farm
Elevation 100 m
above sea level, at the suburb centre
 81 m
above sea level, at the suburb centre
Distance to the ocean 30.0 km 30.1 km

NBN connectivity

Narellan Vale Spring Farm
Connectivity score 78/100 95/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 60%
2,386 premises
 91%
3,884 premises

Climate

Narellan Vale Spring Farm
Annual rainfall 817 mm
same for both
Summer max (Jan) 29.4°C
same for both
Winter min (Jul) 4.2°C
same for both

Air quality (annual mean)

Narellan Vale Spring Farm
PM2.5 5.8 µg/m³ 5.1 µg/m³
PM10 14.8 µg/m³ 13.2 µg/m³
NO₂ 0.97 pphm 0.37 pphm

Council rates

Narellan Vale Spring Farm
Average residential rate $1,504/yr
same for both
Council Camden
same for both

Federal electorate

Narellan Vale Spring Farm
Division Hume
same for both
Member Angus Taylor
same for both
Party Liberal
same for both

First Home Owner Grant

Narellan Vale Spring Farm
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Narellan Vale

Outer Parks

Spring Farm

Family Large Blocks Outer Young Families

More comparisons

Other comparisons with Narellan Vale

Narellan Vale vs Mount Annan Narellan Vale vs Elderslie Narellan Vale vs Narellan

Other comparisons with Spring Farm

Spring Farm vs Mount Annan Spring Farm vs Elderslie Spring Farm vs Camden South Spring Farm vs Camden Spring Farm vs Camden Park
Full data on Narellan Vale Full data on Spring Farm
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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