Berowra Heights
Detached houses make up 94.2% of dwellings here, one of the most uniformly low-density profiles you will find within an hour of Sydney, and that stock shapes everything else. Household income sits in the 91.9th percentile nationally at $2,468 a week, yet the median house price of $1,525,000 stays well below Sydney's premium-suburb tiers, leaving mortgage repayments at just 23.4% of income. University qualifications reach 43.3%, which is 13.2 points above the national figure, and the population skews older at a median age of 42, two years above national. Apartments are almost absent at 1.1%, so the suburb is effectively a family-house market spread across 8.0 square kilometres at a low 660 residents per km2.
Population
5,286
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,468/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Median House
$1.5M
2024-2025 (PSI derived)
At a $1,525,000 median, Berowra Heights asks far less than inner-Sydney premium markets while delivering a near-pure detached-house stock: 94.2% separate houses against just 1.1% apartments. Buyers are paying for space rather than a postcode, with 4-plus bedroom homes at 52.6% and three-bedroom at 41.8%, leaving very little under three bedrooms. Prices have been flat lately, rising only 2.0% from $1,510,500 in 2024 to $1,540,000 in 2025, so there is no auction frenzy to chase. Monthly mortgage repayments average $2,500, a manageable 23.4% of household income that stays below the 30% stress threshold despite the seven-figure entry price, because incomes here sit in the 91.9th percentile nationally. Mortgage holders dominate at 48.2% of dwellings, a sign this is a working family market rather than one of debt-free downsizers.
For Buyers
At a $1,525,000 median, Berowra Heights asks far less than inner-Sydney premium markets while delivering a near-pure detached-house stock: 94.2% separate houses against just 1.1% apartments. Buyers are paying for space rather than a postcode, with 4-plus bedroom homes at 52.6% and three-bedroom at 41.8%, leaving very little under three bedrooms. Prices have been flat lately, rising only 2.0% from $1,510,500 in 2024 to $1,540,000 in 2025, so there is no auction frenzy to chase. Monthly mortgage repayments average $2,500, a manageable 23.4% of household income that stays below the 30% stress threshold despite the seven-figure entry price, because incomes here sit in the 91.9th percentile nationally. Mortgage holders dominate at 48.2% of dwellings, a sign this is a working family market rather than one of debt-free downsizers.
For Investors
With only 10.8% of dwellings rented, the tenant pool here is thin, the opposite of an investor-led market. Weekly rent of $580 against the $1,525,000 median works out to a gross yield near 2.0%, low even by Sydney standards, so the case rests on capital growth rather than cash flow. The 3.8% vacancy rate is moderate and reflects scarce rental stock rather than oversupply, since 94.2% of dwellings are owner-skewed separate houses. Resident turnover is low at 12.9%, meaning 87.1% stayed put over the period, which limits the flow of properties onto the market. Development is steady at 43 applications in 12 months, largely single dwelling-house builds rather than the multi-unit supply that would deepen the rental segment. For investors this is a hold-for-growth, low-yield family suburb, not a high-turnover income play.
Development Activity
Total DAs
250
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
+17.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berowra Heights iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Bernard's Catholic Primary School
K-6 · 297 students
Wideview Public School
K-6 · 321 students
Demographics
The median age of 42 runs 2.0 years above the national figure, pointing to an established family base rather than a young-renter one. Average household size is 2.9, which is 0.4 above national, consistent with the 2,322 couples-with-children families that outnumber the 985 couples without. University qualifications at 43.3% sit 13.2 points above national, well ahead of most outer-Sydney suburbs. The population is notably Anglo-leaning: only 21.3% were born overseas, marginally below the national figure, and ancestry is led by English (2,411), Irish (687) and Scottish (610). Non-English languages are scarce, with Mandarin the largest at just 29 speakers. Christianity dominates religious affiliation at 2,696 residents, far ahead of Buddhism at 53, reinforcing a homogeneous, settled demographic profile.
Age Distribution
Bedrooms
Dwelling Structure
94.2%
Houses
4.7%
Townhouse
1.1%
Apartment
Tenure
Tenure leans heavily toward owners with mortgages: 48.2% carry a mortgage, 41.0% own outright and only 10.8% rent, the inverse of inner-city suburbs where renters dominate. The stock is overwhelmingly detached at 94.2%, with semi-detached at 4.7% and apartments a negligible 1.1%, so the market is almost entirely family houses. Larger homes prevail, with 4-plus bedroom dwellings at 52.6% and three-bedroom at 41.8%. The median house price edged up just 2.0% from $1,510,500 to $1,540,000 across 2024 to 2025, a flat market by Sydney standards. Affordability is comfortable for residents: mortgage-to-income sits at 23.4% and rent-to-income at 23.5%, both below the 30% stress line, because household incomes reach the 91.9th percentile nationally even though the entry price is seven figures.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,500
Rent / wk
$580
HH Size
2.9
Personal Income / wk
$974
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
71
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.5%
Couples, no children
4,807
Total families
Economy & Employment
The workforce concentrates in public-facing professional sectors: Healthcare leads at 17.2% (352 workers), Education follows at 14.8% (302) and Professional/Tech at 11.8% (241), with Construction at 9.6% and Public Admin at 6.0%. By occupation, Professionals (803) and Managers (442) make up the largest groups, consistent with university qualifications running 13.2 points above national. Unemployment is low at 3.2% and the full-time employment rate is 62.6%. Participation reads 61.2%, held down because the older median age leaves 1,279 residents not in the labour force. The healthcare and education weighting reflects a commuter suburb whose residents staff Sydney's hospitals, schools and public services rather than working locally, since the suburb itself has little commercial land across its 8.0 square kilometres.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.6%
Part-time
34.2%
Participation
61.2%
Employed
2,456
Occupations
Top Industries
University
43.3%
Postgraduate
11.1%
Born Overseas
21.3%
Dwellings
1,771
Transport to Work
Car dependence is high, with 89.9% driving to work and only 1.9% using public transport, well below the national reliance on transit, a function of the suburb's low 660 residents per km2 density and bushland setting. Just 4.6% walk or cycle. Community engagement is strong: volunteering runs at 20.9% and only 3.7% (190 residents) need daily assistance despite the older median age of 42. No schools are recorded inside the 8.0 square kilometre boundary in this dataset, so families rely on institutions in neighbouring areas, though education-sector workers make up 14.8% of the local workforce. Affordability supports day-to-day comfort, with rent-to-income at 23.5% and mortgage-to-income at 23.4%, both below the 30% stress threshold, even on seven-figure house prices.
Drive
89.9%
Public Transport
1.9%
Walk / Cycle
4.6%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berowra Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berowra Heights a good suburb to live in?
Berowra Heights pairs household income in the 91.9th percentile nationally with a comfortable cost of living, where mortgage repayments take just 23.4% of income. University qualifications reach 43.3%, 13.2 points above national. It suits families wanting space, with 94.2% of dwellings being separate houses.
What is the median house price in Berowra Heights?
The median house price is $1,525,000, which sits well below Sydney's premium suburbs. Prices rose just 2.0% from $1,510,500 in 2024 to $1,540,000 in 2025. Weekly rent averages $580 and monthly mortgage repayments run about $2,500, a manageable 23.4% of household income.
What schools are in Berowra Heights?
No schools are recorded inside the 8.0 square kilometre Berowra Heights boundary in this dataset, so families typically use schools in neighbouring suburbs. The area is highly educated, with university qualifications at 43.3%, which is 13.2 points above the national figure.
Is Berowra Heights safe?
Detailed crime statistics are not available for Berowra Heights in this dataset. As indirect indicators, resident turnover is low at 12.9% with 87.1% staying put, and only 3.7% of the 5,286 residents need daily assistance, both consistent with a settled, low-disadvantage family area.
Is Berowra Heights good for property investment?
Rent of $580 a week against a $1,525,000 median gives a gross yield near 2.0%, low by Sydney standards, and only 10.8% of dwellings are rented. With the price up just 2.0% last year and a 3.8% vacancy rate, returns depend on capital growth rather than yield or rental volume.
How is Berowra Heights's population changing?
Berowra Heights is a settled, slow-changing suburb of 5,286 residents at a low 660 per km2 density. Turnover is only 12.9%, meaning 87.1% of residents stayed put. The median age of 42 is 2.0 years above national, reflecting an established family base rather than a fast-growing corridor.
How much development is happening in Berowra Heights?
There were 43 development applications lodged in the past 12 months, mostly single dwelling-house builds rather than multi-unit supply. That is modest activity, constrained by a fabric that is already 94.2% separate houses, consistent with a settled, slow-growth area.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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