Narooma vs North Narooma

In both, most households own their home and most homes are detached houses. In Narooma, most households are people living alone. Houses cost more in North Narooma: a median of $935,000, against $840,000 in Narooma, and rent is higher there too. On these figures, Narooma tends to suit people living alone.

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

North Narooma

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (54/100 vs 86/100)
  • is already more of a family suburb (54% vs 34%)
  • has more separate houses rather than flats (95% vs 68%)
  • But Narooma has more parks and reserves (9 vs 2)

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

First-home buyers

They split

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

  • Narooma has cheaper houses ($840,000 vs $935,000)
  • North Narooma leaves households under less mortgage stress (27% vs 38%)

Weighs house prices and mortgage stress.

Renters

Narooma

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (26% vs 14%)
  • has cheaper rent ($260/wk vs $325/wk)

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

Commuting to the city

North Narooma

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (292 min vs 311 min)
  • sits closer to the CBD (348.2 km vs 358.2 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Narooma

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (32% vs 5%)
  • has more GPs (4 vs 0)
  • But North Narooma carries lower crime risk (54/100 vs 86/100)

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

Investors

North Narooma

ahead on the one thing that separates them

  • is growing faster (9.8% vs 4.8%)

Weighs population growth.

Where they sit

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

Narooma North Narooma
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.

Narooma North Narooma
Walkability 7 / 0
Narooma — Walkability: 7/100 North Narooma — Walkability: 0/100
Safety 14 / 46
Narooma — Safety: 14/100 North Narooma — Safety: 46/100
Low fire risk 33 / 77
Narooma — Low fire risk: 33/100 North Narooma — Low fire risk: 77/100

Demographics

Narooma has more residents (2,731 vs 683); North Narooma has higher household incomes ($70,252 vs $48,152).

Narooma North Narooma
Population 2,731
+75% vs other
 683
Population trend (2016 → 2021) +4.8% +9.8%
Median age 58 57
Median household income $48,152/yr $70,252/yr
+46% vs other
Median weekly rent $260/wk $325/wk
+25% vs other

Age profile

Share of residents in each band, 2021 Census.

Narooma North Narooma
0-4 3.4% / 4.4%
Narooma — 0-4: 3.4% North Narooma — 0-4: 4.4%
5-14 8.5% / 9.8%
Narooma — 5-14: 8.5% North Narooma — 5-14: 9.8%
15-19 4.3% / 3.5%
Narooma — 15-19: 4.3% North Narooma — 15-19: 3.5%
20-24 2.7% / 1.8%
Narooma — 20-24: 2.7% North Narooma — 20-24: 1.8%
25-34 7.0% / 7.5%
Narooma — 25-34: 7.0% North Narooma — 25-34: 7.5%
35-44 7.4% / 10.2%
Narooma — 35-44: 7.4% North Narooma — 35-44: 10.2%
45-54 11.4% / 8.8%
Narooma — 45-54: 11.4% North Narooma — 45-54: 8.8%
55-64 17.1% / 15.2%
Narooma — 55-64: 17.1% North Narooma — 55-64: 15.2%
65-74 24.8% / 25.5%
Narooma — 65-74: 24.8% North Narooma — 65-74: 25.5%
75-84 9.9% / 11.6%
Narooma — 75-84: 9.9% North Narooma — 75-84: 11.6%
85+ 3.6% / 2.0%
Narooma — 85+: 3.6% North Narooma — 85+: 2.0%

Bars are drawn against the largest share shown (25.5%).

Who lives together

Household composition, 2021 Census.

Narooma 61.3% lone person
Narooma — Lone Person: 61.3% Narooma — Couple Families: 20.1% Narooma — One Parent Families: 14.2% Narooma — Group Household: 3.9% Narooma — Other Families: 0.6%
North Narooma 40.8% lone person
North Narooma — Lone Person: 40.8% North Narooma — Couple Families: 36.1% North Narooma — One Parent Families: 18.4% North Narooma — Group Household: 4.8% North Narooma — 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.

Narooma 25.5% renting
Narooma — Owned Outright: 55.1% Narooma — Mortgage: 19.4% Narooma — Renting: 25.5%
North Narooma 13.8% renting
North Narooma — Owned Outright: 63.6% North Narooma — Mortgage: 22.7% North Narooma — Renting: 13.8%
Owned outright Mortgage Renting

Qualifications

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

Narooma North Narooma
Certificate III & IV 18.3% / 17.1%
Narooma — Certificate III & IV: 18.3% North Narooma — Certificate III & IV: 17.1%
Bachelor Degree 9.5% / 12.6%
Narooma — Bachelor Degree: 9.5% North Narooma — Bachelor Degree: 12.6%
Advanced Diploma / Diploma 8.1% / 9.2%
Narooma — Advanced Diploma / Diploma: 8.1% North Narooma — Advanced Diploma / Diploma: 9.2%
Postgraduate Degree 2.1% / 2.2%
Narooma — Postgraduate Degree: 2.1% North Narooma — Postgraduate Degree: 2.2%
Graduate Diploma / Certificate 1.6% / 2.5%
Narooma — Graduate Diploma / Certificate: 1.6% North Narooma — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (18.3%).

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.

Narooma North Narooma
England 5.4% / 6.1%
Narooma — England: 5.4% North Narooma — England: 6.1%
Germany 0.8% / 1.2%
Narooma — Germany: 0.8% North Narooma — Germany: 1.2%
New Zealand 1.3% / 0.6%
Narooma — New Zealand: 1.3% North Narooma — New Zealand: 0.6%
Scotland 0.5% / 0.7%
Narooma — Scotland: 0.5% North Narooma — Scotland: 0.7%
Indonesia — / 0.7%
Narooma — Indonesia: not among its largest North Narooma — Indonesia: 0.7%
India 0.6% / —
Narooma — India: 0.6% North Narooma — India: not among its largest

Bars are drawn against the largest share shown (6.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Narooma 68.4% houses
Narooma — Houses: 68.4% Narooma — Townhouses: 16.1% Narooma — Flats / Apartments: 15.5%
North Narooma 94.9% houses
North Narooma — Houses: 94.9% North Narooma — Townhouses: 2.9% North Narooma — Flats / Apartments: 2.2%
Houses Townhouses Flats / Apartments

Property market

Narooma North Narooma
Median house price $840,000 $935,000
Median unit price $450,000 —
Median land price $500,000 —
Typical days to sell (houses) 56 days
from 22 sales
 171 days
from 4 sales

Zoning mix

Narooma has more rural and farming land (80% vs 59%); North Narooma has more land zoned for conservation (33% vs 16%).

Narooma North Narooma
Rural and farming 80% 59%
Environmental 16% 33%
Residential 2% 6%
Infrastructure and transport 1%
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

Narooma North Narooma
New dwellings approved 211
across Eurobodalla
same for both
Approvals change year on year -9%
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.

Narooma North Narooma
Houses 3.7%
$675/wk on $960K
 —
Units —
same for both

Ranking within NSW

Narooma North Narooma
House price Higher than 41% of NSW Higher than 47% of NSW
Income Higher than 9% of NSW Higher than 34% of NSW
Schools —
same for both
Walkability Higher than 51% of NSW Higher than 21% of NSW
Affordability Higher than 21% of NSW Higher than 42% of NSW
EV adoption Higher than 42% of NSW
same for both
NBN connectivity Higher than 73% of NSW Higher than 81% of NSW
Rental yield (houses) Higher than 54% of NSW —

Liveability

North Narooma scores higher overall (38 vs 14).

Narooma North Narooma
Grade D C
Score 14/100 38/100
Socio-economic band below-average income
decile 2/10
 mid-range socio-economic
decile 5/10

Risk profile

Narooma carries more bushfire risk (67 vs 23); Narooma carries more crime risk (86 vs 54).

Narooma North Narooma
Bushfire Moderate
67/100
 Low
23/100
Crime High
86/100
 Moderate
54/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
58/100
 Moderate
63/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Narooma North Narooma
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 1 0

Schools in Narooma

  • Narooma Public School Government · Primary at peers
  • Narooma High School Government · Secondary below peers

Schools in North Narooma

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

Amenities in the suburb

Narooma North Narooma
Supermarkets 3 0
Cafes & restaurants 11 1
Parks & reserves 9 2
Childcare 2 0
GPs 4 0
Pharmacies 2 0
Police stations 1 0
Banks & Bank@Post 3 0
Fuel stations 3 0
EV chargers 1 0
Beaches 8 2
Waterways 18 0

Mobility

Narooma sits further from the CBD (358.2 km vs 348.2 km).

Narooma North Narooma
Walkability score 7/100 0/100
Distance to Sydney 358.2 km
+3% vs other
 348.2 km
Drive time (normal traffic) 311 min 292 min
Public transport score 46/100
Bus
 21/100
Bus
Peak arrivals per hour 17.5
7-9am + 5-7pm
 3.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 3 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2546
same for both
Rooftop solar per 100 dwellings 44
postcode 2546
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.

Narooma North Narooma
Car (driver) 73.0% / 76.2%
Narooma — Car (driver): 73.0% North Narooma — Car (driver): 76.2%
Worked from Home 13.6% / 18.4%
Narooma — Worked from Home: 13.6% North Narooma — Worked from Home: 18.4%
Walked Only 7.0% / 1.9%
Narooma — Walked Only: 7.0% North Narooma — Walked Only: 1.9%
Car (passenger) 5.5% / 3.4%
Narooma — Car (passenger): 5.5% North Narooma — Car (passenger): 3.4%
Bus 0.5% / —
Narooma — Bus: 0.5% North Narooma — Bus: not among its largest

Bars are drawn against the largest share shown (76.2%).

Setting

Narooma North Narooma
Elevation 107 m
above sea level, at the suburb centre
 1 m
above sea level, at the suburb centre
Distance to the ocean 7.1 km 2.1 km
2.9 km to a named beach

NBN connectivity

Narooma North Narooma
Connectivity score 65/100 74/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 26%
2,155 premises
 45%
407 premises

Climate

Narooma North Narooma
Annual rainfall 948 mm
same for both
Summer max (Jan) 23.4°C
same for both
Winter min (Jul) 7.8°C
same for both

Council rates

Narooma North Narooma
Average residential rate $1,246/yr
same for both
Council Eurobodalla
same for both

Federal electorate

Narooma North Narooma
Division Eden-monaro
same for both
Member Kristy Mcbain
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Narooma

Retirees Rural

North Narooma

Acreage Coastal Quiet Retirees

More comparisons

Other comparisons with Narooma

Narooma vs Bodalla Narooma vs Kianga Narooma vs Central Tilba Narooma vs Tilba Tilba Narooma vs Corunna Narooma vs Dignams Creek

Other comparisons with North Narooma

North Narooma vs Kianga
Full data on Narooma Full data on North Narooma
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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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