Berowra
Berowra's standout feature is the combination of high household income and low-density family housing. The suburb has 4,762 residents, a median age of 41 and household income at the 96th percentile nationally. Detached homes account for 94.6% of dwellings, while 59.7% contain 4 or more bedrooms, supporting established families and long-term owners. Compared with nearby Mount Colah and Hornsby, Berowra has a quieter, more house-led profile, with 54.0% of residents working from home. Growth is subdued rather than rapid, with an annual forecast trend of -0.02%, while the wider area's 10-year population change is 3.4%. Its strongest appeal is stability, space and financial capacity above the national average, not fast redevelopment.
Population
4,762
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,781/wk
DAs (12 months)iDevelopment Applications lodged in the past year
41
Berowra suits buyers prioritising detached space, established streets and room for families rather than apartment living. Separate houses represent 94.6% of dwellings, and 59.7% contain 4 or more bedrooms, compared with just 1.2% of homes with 0 or 1 bedroom. The typical mortgage commitment is $2,700 per month, equal to 22.4% of household income, while 49.0% of households hold a mortgage. That burden is below the level usually associated with mortgage stress, helping explain the suburb's established-owner profile. Compared with denser nearby areas, Berowra provides more family housing, but buyers should allow for a smaller rental pool and check each property's access, slope and renovation needs.
For Buyers
Berowra suits buyers prioritising detached space, established streets and room for families rather than apartment living. Separate houses represent 94.6% of dwellings, and 59.7% contain 4 or more bedrooms, compared with just 1.2% of homes with 0 or 1 bedroom. The typical mortgage commitment is $2,700 per month, equal to 22.4% of household income, while 49.0% of households hold a mortgage. That burden is below the level usually associated with mortgage stress, helping explain the suburb's established-owner profile. Compared with denser nearby areas, Berowra provides more family housing, but buyers should allow for a smaller rental pool and check each property's access, slope and renovation needs.
For Investors
Berowra's investment case is based on stable family demand rather than high turnover or rapid population expansion. Only 12.3% of households rent, while the weekly rent is $580 and vacancy is 3.3%, indicating a smaller but potentially resilient tenant pool. Rent growth of 40.0% across the shift period supports income momentum, although the annual forecast trend is -0.02%, lower than a high-growth corridor. Overseas migration is the primary forecast driver, and 41 development applications in 12 months point to ongoing household upgrades, additions and small-scale change rather than a major apartment pipeline. Rental stress is not flagged, with rent at 20.9% of household income, so investors should focus on dwelling quality, transport access and family-oriented layouts.
Development Activity
Total DAs
267
Last 12 Months
41
YoY ChangeiYear-over-year change in DA lodgements
-12.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berowra
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Berowra has an older and more settled population than the national pattern, with a median age of 41, one year above the national figure. University attainment is 45.5%, or 15.4 percentage points above the national comparison, while 27.0% of residents were born overseas, 5.4 points above the national result. English, Scottish and Irish ancestry counts are 2,049, 554 and 509 respectively, alongside Mandarin, Persian, Hindi, Nepali and Korean language groups. Household size is 3.0 people, 0.5 above the national comparison, because couples with children make up 57.5% of families. With 88.4% of residents staying at the same address and turnover at 11.6%, Berowra is more settled than a typical high-mobility suburb near major centres such as Hornsby.
Age Distribution
Bedrooms
Dwelling Structure
94.6%
Houses
5.2%
Townhouse
0.3%
Apartment
Tenure
Berowra's housing stock is strongly detached and family-sized. Separate houses make up 94.6% of dwellings, compared with 5.2% semi-detached homes and only 0.3% apartments. Four or more bedrooms account for 59.7%, while 3-bedroom homes contribute 34.5%, so the suburb is shaped around larger households rather than compact living. Ownership is also well established: 38.5% own outright and 49.0% have a mortgage, while only 12.3% rent. Compared with nearby Hornsby, this gives Berowra a more house-led profile and less rental depth. The $2,700 monthly mortgage figure equals 22.4% of household income, below a mortgage-stress threshold, but worsening affordability from 55.6% in 2011 to 57.9% in 2021 suggests future buyers face more pressure than earlier entrants.
Mortgage / mo
$2,700
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $580.
$750
Bond data Jun 2026 · houses $850
HH Size
3.0
Personal Income / wk
$998
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.3%
Unoccupied
54
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
57.5%
Couples with children
31.6%
Couples, no children
11.0%
Single parent
1,375
Total families
Economy & Employment
Berowra combines high household earnings with a professional and service-based workforce. Weekly household income is $2,781, placing the suburb at the 96th percentile nationally, while the main industries are healthcare at 16.7%, professional and technical services at 14.6%, education at 12.9%, construction at 9.1% and finance at 6.3%. Occupations are led by professionals with 802 workers and managers with 463, followed by clerical and administrative roles at 396. Labour-force participation is 69.6%, unemployment is 2.8% and 58.3% of workers are full time. The concentration in healthcare, education and professional work helps explain income above the national average, while the 54.0% work-from-home rate reduces dependence on daily commuting for many households. SEIFA results reinforce this advantage, with IRSAD in decile 9 and IRSD in decile 10.
Unemployment
2.8%
Labour Force
2,621
Unemployed
74
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.3%
Part-time
31.1%
Participation
69.6%
Employed
2,547
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
45.5%
Postgraduate
12.2%
Born Overseas
27.0%
Dwellings
1,551
Transport to Work
Berowra supports a practical, family-focused lifestyle, although it is more car dependent than transit-oriented. Car drivers account for 39.3% of commuting, compared with 2.7% using public transport and 1.6% walking or cycling, while 54.0% work from home. Berowra Public School provides a local government primary option; families should check enrolment zones against the exact address because local school choice is narrower than in larger nearby centres. Community participation is comparatively strong, with volunteering at 20.4%, and IRSAD sits in decile 9, above the national midpoint. No local crime-rate figure should be assumed, so safety decisions should include current NSW Police information and visits at different times. The suburb's 8.3 square kilometre area and density of 573.9 residents per square kilometre support a less compact setting than central Hornsby.
Drive
39.3%
Public Transport
2.7%
Walk / Cycle
1.6%
Work from Home
54.0%
Population Forecast
-0.02%/yr
(-2 people/yr)
EstablishedBerowra is on an aging, slow-growth trajectory rather than a rapid expansion path. The annual forecast trend is -0.02%, while population change across the wider area is 3.4% over 10 years. Overseas migration is the primary growth driver, but the shift profile records a senior-share increase of 5.8% and a young-share decline of 2.8%, which points to demand changing gradually as established households age. Working-age share has fallen 4.1%, reinforcing the need for housing that can suit older residents as well as families. Rental growth reached 40.0%, and affordability worsened from 55.6% in 2011 to 57.9% in 2021. The shift indicators assign a gentrification score of 21 at the Early signs stage, while the current gentrification status is 0, Not gentrifying, so change remains incremental compared with stronger renewal precincts.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+80
Net Internal / yr
-135
Gentrification Signal
Not gentrifying
Net internal outflow -135/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berowra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berowra a good suburb to live in?
Berowra suits households seeking detached homes, larger floorplans and a settled environment. Households earn $2,781 per week on median, and 54.0% of residents work from home. Compared with denser centres, it provides more family housing and less apartment living, but public transport use is only 2.7%, so many residents rely on cars.
What is the median house price in Berowra?
A current median house price should be checked against recent settled sales rather than assumed from a regional figure. Berowra is dominated by detached homes at 94.6%, with 59.7% containing 4 or more bedrooms, so compare like-for-like family properties. Mortgage payments average $2,700 monthly, equal to 22.4% of household income.
What schools are in Berowra?
Berowra Public School is the local government primary school. Families should confirm the exact enrolment zone and current places before buying or renting, because the local school mix is narrower than in larger nearby centres. The suburb's 54.0% work-from-home rate may help some households manage school travel, but daily transport remains important.
Is Berowra safe?
No single safety rating should replace current local checks. Review NSW Police information, inspect the street at different times and compare recent incidents with nearby Hornsby and Mount Colah. Berowra has 4,762 residents and a 20.4% volunteering rate, which indicate community scale and participation but do not measure crime directly.
Is Berowra good for property investment?
Berowra can suit investors targeting established family rentals, with weekly rent at $580 and vacancy at 3.3%. Renting is only 12.3%, lower than in many apartment-heavy suburbs, so tenant demand is concentrated in detached homes. Rent growth of 40.0% supports the case, but annual forecast growth of -0.02% favours careful buying over speculative expansion.
How is Berowra's population changing?
Population change is slow and increasingly shaped by aging. The annual forecast trend is -0.02%, while the wider area recorded 3.4% change over 10 years. The senior share rose 5.8% and the young share fell 2.8%. Overseas migration is the primary driver, so growth is slower than in major expansion corridors.
What development is occurring in Berowra?
There were 41 development applications in the past 12 months, covering alterations, additions, pools, decks, carports, signage, a service station and subdivision activity. This points to ongoing property improvement and small-scale change rather than a clearly apartment-led pipeline. Compared with major renewal areas, Berowra's development pattern is more incremental.
How much do homes rent for in Berowra?
The weekly rent figure is $580, with vacancy at 3.3% and only 12.3% of households renting. That smaller rental share can support demand for well-presented homes, but it also means investors should compare several properties carefully. Rent is 20.9% of household income, below the level flagged for rental stress.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Berowra on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map