Narrabeen vs North Narrabeen

North Narrabeen is the younger of the two, with a median age of 40 against 48 in Narrabeen. In both, most households own their home. In Narrabeen, most homes are flats or apartments and about half of households are people living alone. In North Narrabeen, the large majority of homes are detached houses and most households are couple families. Houses cost more in Narrabeen: a median of $3.3 million, against $2.08 million in North Narrabeen, though rent is higher in North Narrabeen. On these figures, Narrabeen tends to suit people living alone and older residents, while North Narrabeen suits families with children, couples, and 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

North Narrabeen

ahead on 3 of the 6 things we measure here

  • has more separate houses rather than flats (89% vs 16%)
  • is already more of a family suburb (75% vs 41%)
  • has more parks and reserves (13 vs 8)
  • But Narrabeen has more childcare (6 vs 3)

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

First-home buyers

North Narrabeen

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($2,085,000 vs $3,300,000)
  • leaves households under less mortgage stress (27% vs 34%)

Weighs house prices and mortgage stress.

Renters

Narrabeen

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (43% vs 19%)
  • has cheaper rent ($565/wk vs $665/wk)
  • But North Narrabeen leaves renters under less rental stress (24% vs 32%)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Narrabeen

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (84% vs 11%)
  • has more residents already 65 and over (31% vs 15%)
  • carries lower crime risk (40/100 vs 53/100)
  • But North Narrabeen has more GPs (2 vs 0)

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

Investors

North Narrabeen

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.6% vs 1.8%)

Weighs house yield and population growth.

Where they sit

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

Narrabeen North Narrabeen
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.

Narrabeen North Narrabeen
Walkability 73 / 78
Narrabeen — Walkability: 73/100 North Narrabeen — Walkability: 78/100
Safety 60 / 47
Narrabeen — Safety: 60/100 North Narrabeen — Safety: 47/100
Low fire risk 47 / 100
Narrabeen — Low fire risk: 47/100 North Narrabeen — Low fire risk: 100/100

Demographics

North Narrabeen has higher household incomes ($140,972 vs $92,560); Narrabeen has more residents (8,255 vs 6,016).

Narrabeen North Narrabeen
Population 8,255
+27% vs other
 6,016
Population trend (2016 → 2021) +0.6% +2.8%
Median age 48 40
Median household income $92,560/yr $140,972/yr
+52% vs other
Median weekly rent $565/wk $665/wk
+18% vs other

Age profile

Share of residents in each band, 2021 Census.

Narrabeen North Narrabeen
0-4 4.9% / 6.6%
Narrabeen — 0-4: 4.9% North Narrabeen — 0-4: 6.6%
5-14 7.2% / 15.2%
Narrabeen — 5-14: 7.2% North Narrabeen — 5-14: 15.2%
15-19 3.6% / 6.9%
Narrabeen — 15-19: 3.6% North Narrabeen — 15-19: 6.9%
20-24 4.3% / 4.8%
Narrabeen — 20-24: 4.3% North Narrabeen — 20-24: 4.8%
25-34 13.1% / 10.0%
Narrabeen — 25-34: 13.1% North Narrabeen — 25-34: 10.0%
35-44 12.7% / 13.6%
Narrabeen — 35-44: 12.7% North Narrabeen — 35-44: 13.6%
45-54 11.6% / 15.1%
Narrabeen — 45-54: 11.6% North Narrabeen — 45-54: 15.1%
55-64 11.5% / 12.7%
Narrabeen — 55-64: 11.5% North Narrabeen — 55-64: 12.7%
65-74 11.4% / 9.1%
Narrabeen — 65-74: 11.4% North Narrabeen — 65-74: 9.1%
75-84 10.3% / 4.7%
Narrabeen — 75-84: 10.3% North Narrabeen — 75-84: 4.7%
85+ 9.4% / 1.4%
Narrabeen — 85+: 9.4% North Narrabeen — 85+: 1.4%

Bars are drawn against the largest share shown (15.2%).

Who lives together

Household composition, 2021 Census.

Narrabeen 27.3% couple families
Narrabeen — Couple Families: 27.3% Narrabeen — Lone Person: 54.0% Narrabeen — One Parent Families: 13.4% Narrabeen — Group Household: 4.3% Narrabeen — Other Families: 1.1%
North Narrabeen 60.2% couple families
North Narrabeen — Couple Families: 60.2% North Narrabeen — Lone Person: 21.3% North Narrabeen — One Parent Families: 14.7% North Narrabeen — Group Household: 2.9% North Narrabeen — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Narrabeen 42.7% renting
Narrabeen — Owned Outright: 32.3% Narrabeen — Mortgage: 25.0% Narrabeen — Renting: 42.7%
North Narrabeen 18.8% renting
North Narrabeen — Owned Outright: 37.9% North Narrabeen — Mortgage: 43.3% North Narrabeen — Renting: 18.8%
Owned outright Mortgage Renting

Qualifications

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

Narrabeen North Narrabeen
Bachelor Degree 18.3% / 15.9%
Narrabeen — Bachelor Degree: 18.3% North Narrabeen — Bachelor Degree: 15.9%
Certificate III & IV 13.4% / 14.6%
Narrabeen — Certificate III & IV: 13.4% North Narrabeen — Certificate III & IV: 14.6%
Advanced Diploma / Diploma 10.6% / 9.7%
Narrabeen — Advanced Diploma / Diploma: 10.6% North Narrabeen — Advanced Diploma / Diploma: 9.7%
Postgraduate Degree 5.3% / 4.9%
Narrabeen — Postgraduate Degree: 5.3% North Narrabeen — Postgraduate Degree: 4.9%
Graduate Diploma / Certificate 2.2% / 2.0%
Narrabeen — Graduate Diploma / Certificate: 2.2% North Narrabeen — Graduate Diploma / Certificate: 2.0%

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.

Narrabeen North Narrabeen
England 6.8% / 6.8%
Narrabeen — England: 6.8% North Narrabeen — England: 6.8%
New Zealand 2.0% / 1.8%
Narrabeen — New Zealand: 2.0% North Narrabeen — New Zealand: 1.8%
Brazil 2.2% / 0.9%
Narrabeen — Brazil: 2.2% North Narrabeen — Brazil: 0.9%
South Africa 1.5% / 1.1%
Narrabeen — South Africa: 1.5% North Narrabeen — South Africa: 1.1%
Germany 0.8% / 0.7%
Narrabeen — Germany: 0.8% North Narrabeen — Germany: 0.7%
Scotland 0.8% / —
Narrabeen — Scotland: 0.8% North Narrabeen — Scotland: not among its largest

Bars are drawn against the largest share shown (6.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Narrabeen 15.8% houses
Narrabeen — Houses: 15.8% Narrabeen — Flats / Apartments: 65.5% Narrabeen — Townhouses: 18.7%
North Narrabeen 89.4% houses
North Narrabeen — Houses: 89.4% North Narrabeen — Flats / Apartments: 7.5% North Narrabeen — Townhouses: 3.1%
Houses Flats / Apartments Townhouses

Property market

Narrabeen North Narrabeen
Median house price $3,300,000 $2,085,000
Median unit price $1,170,000 —
Median land price —
same for both
Typical days to sell (houses) 30 days
from 15 sales
 21 days
from 22 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.

Narrabeen North Narrabeen
3 bed $2.55M / $2M
Narrabeen — 3 bed: $2.55M (9 sales) North Narrabeen — 3 bed: $2M (15 sales)

9 vs 15 sales

4 bed $3M / $2.23M
Narrabeen — 4 bed: $3M (11 sales) North Narrabeen — 4 bed: $2.23M (24 sales)

11 vs 24 sales

Zoning mix

North Narrabeen has more land zoned for conservation (34% vs 9%).

Narrabeen North Narrabeen
Residential 43% 34%
Environmental 9% 34%
Parks and recreation 29% 10%
Infrastructure and transport 15% 17%
Commercial 3% 2%
Industrial 0% 2%
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

Narrabeen North Narrabeen
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.

Narrabeen North Narrabeen
Houses 1.8%
$1,475/wk on $4.22M
 3.6%
$1,292/wk on $1.85M
Units 4.7%
$850/wk on $950K
 —

Ranking within NSW

Narrabeen North Narrabeen
House price Higher than 96% of NSW Higher than 86% of NSW
Income Higher than 59% of NSW Higher than 92% of NSW
Schools Higher than 15% of NSW —
Walkability Higher than 90% of NSW Higher than 91% of NSW
Affordability Higher than 3% of NSW Higher than 36% of NSW
EV adoption Higher than 90% of NSW
same for both
NBN connectivity Higher than 80% of NSW Higher than 94% of NSW
Rental yield (houses) Higher than 1% of NSW Higher than 52% of NSW
Rental yield (units) Higher than 51% of NSW —

Liveability

North Narrabeen scores higher overall (79 vs 51).

Narrabeen North Narrabeen
Grade B A
Score 51/100 79/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Narrabeen carries more bushfire risk (53 vs 0); North Narrabeen carries more crime risk (53 vs 40).

Narrabeen North Narrabeen
Bushfire Moderate
53/100
 None
0/100
Crime Moderate
40/100
 Moderate
53/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
27/100
 Low
24/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Narrabeen North Narrabeen
Inside the suburb 3 2
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 1
same for both

Schools in Narrabeen

  • Narrabeen Lakes Public School Government · Primary at peers
  • St Joseph's Catholic Primary School Catholic · Primary below peers
  • St Lucy's, St Joseph's Narrabeen campus Independent · Primary · Special school

Schools in North Narrabeen

  • Narrabeen North Public School Government · Primary at peers
  • Narrabeen Sports High School Government · Secondary below peers

Amenities in the suburb

Narrabeen North Narrabeen
Supermarkets 1 0
Cafes & restaurants 25 8
Parks & reserves 8 13
Childcare 6 3
GPs 0 2
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 1 4
Beaches 2 0
Waterways 2 1

Mobility

Narrabeen North Narrabeen
Walkability score 73/100 78/100
Distance to Sydney 28.4 km 28.3 km
Drive time (normal traffic) 38 min 39 min
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 163.2
7-9am + 5-7pm
 159.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.5%
postcode 2101
same for both
Rooftop solar per 100 dwellings 21
postcode 2101
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.

Narrabeen North Narrabeen
Car (driver) 45.2% / 48.2%
Narrabeen — Car (driver): 45.2% North Narrabeen — Car (driver): 48.2%
Worked from Home 45.9% / 43.9%
Narrabeen — Worked from Home: 45.9% North Narrabeen — Worked from Home: 43.9%
Bus 3.9% / 2.1%
Narrabeen — Bus: 3.9% North Narrabeen — Bus: 2.1%
Car (passenger) 2.0% / 2.7%
Narrabeen — Car (passenger): 2.0% North Narrabeen — Car (passenger): 2.7%
Walked Only 1.9% / 2.4%
Narrabeen — Walked Only: 1.9% North Narrabeen — Walked Only: 2.4%

Bars are drawn against the largest share shown (48.2%).

Setting

Narrabeen North Narrabeen
Elevation 3 m
above sea level, at the suburb centre
 13 m
above sea level, at the suburb centre
Distance to the ocean 381 m
487 m to a named beach
 1.4 km
1.4 km to a named beach

NBN connectivity

Narrabeen North Narrabeen
Connectivity score 73/100 89/100
Most common technology Fibre to the building Fibre to the curb
Full-fibre (FTTP) share 8%
5,215 premises
 45%
2,288 premises

Climate

Narrabeen North Narrabeen
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Narrabeen North Narrabeen
PM2.5 5.4 µg/m³
same for both
PM10 14.2 µg/m³
same for both
NO₂ 0.23 pphm
same for both

Council rates

Narrabeen North Narrabeen
Average residential rate $1,696/yr
same for both
Council Northern Beaches
same for both

Federal electorate

Narrabeen North Narrabeen
Division Mackellar
same for both
Member Sophie Scamps
same for both
Party Independent
same for both

First Home Owner Grant

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

Tags

Narrabeen

Apartments Beach Beachfront Coastal Easy Commute Middle-Ring Parks Retirees Transport Hub Urban

North Narrabeen

Beach Coastal Easy Commute Middle-Ring Parks Premium Transport Hub

More comparisons

Other comparisons with Narrabeen

Narrabeen vs Cromer Narrabeen vs Collaroy Narrabeen vs Collaroy Plateau Narrabeen vs Elanora Heights Narrabeen vs Wheeler Heights Narrabeen vs Ingleside

Other comparisons with North Narrabeen

North Narrabeen vs Warriewood North Narrabeen vs Elanora Heights North Narrabeen vs Ingleside
Full data on Narrabeen Full data on North Narrabeen
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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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