Berowra
A $1,650,000 median house price sits alongside almost no apartments here, just 0.3% of dwellings, and the two facts are linked. Berowra is built around detached homes on bushland blocks, with 94.6% separate houses and 59.7% carrying four or more bedrooms, so buyers compete for family-scale stock rather than units. Household income reaches the 96th percentile nationally, and the suburb scores decile 10 on both IER and IRSD, the top tier on two of four SEIFA indexes. University qualifications hit 45.5%, which is 15.4 points above the national figure, while the median age of 41 runs one year above national. Across its 8.3 km2 footprint, density stays low at 573.9 people per km2.
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
39
Median House
$1.6M
2024-2025 (PSI derived)
The $1,650,000 median reflects a market of large family houses rather than entry stock, because 59.7% of dwellings have four or more bedrooms and only 5.8% have two or fewer. Apartments are effectively absent at 0.3%, and 94.6% of homes are separate houses, so a buyer here is almost always buying land and a standalone dwelling. Prices were broadly flat over the recent window, easing 0.4% from $1,650,000 in 2024 to $1,643,500 in 2025. Mortgage holders outnumber outright owners 49.1% to 38.6%, and average monthly repayments of $2,700 keep the mortgage-to-income ratio at 22.4%, comfortably below the 30% stress threshold despite the seven-figure median. That gap exists because household incomes sit in the 96th percentile, giving local buyers more headroom than the price alone suggests.
For Buyers
The $1,650,000 median reflects a market of large family houses rather than entry stock, because 59.7% of dwellings have four or more bedrooms and only 5.8% have two or fewer. Apartments are effectively absent at 0.3%, and 94.6% of homes are separate houses, so a buyer here is almost always buying land and a standalone dwelling. Prices were broadly flat over the recent window, easing 0.4% from $1,650,000 in 2024 to $1,643,500 in 2025. Mortgage holders outnumber outright owners 49.1% to 38.6%, and average monthly repayments of $2,700 keep the mortgage-to-income ratio at 22.4%, comfortably below the 30% stress threshold despite the seven-figure median. That gap exists because household incomes sit in the 96th percentile, giving local buyers more headroom than the price alone suggests.
For Investors
Only 12.3% of residents rent, well below most Sydney suburbs, which leaves a thin tenant pool for landlords. Weekly rent of $580 against the $1,650,000 median implies a gross yield near 1.8%, low even by metropolitan standards, so the case rests on capital growth rather than income. The vacancy rate of 3.3% is moderate, and rent grew 40% over the measured period, pointing to genuine demand from the few rental homes available. Demand drivers are mixed: net overseas migration adds about 80 residents a year while internal migration removes 135, leaving slight natural decline. Development is modest at 35 applications in 12 months, largely new dwellings and secondary dwellings rather than density, so supply stays constrained. For investors the appeal is scarcity and a stable owner-occupier base, not high yield or volume.
Development Activity
Total DAs
255
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
-11.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berowra iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Pacific Berowra Christian School
K-6 · 61 students
Berowra Public School
K-6 · 272 students
Demographics
The median age of 41 is 1.0 year above the national figure, and the profile is aging: the senior share rose 5.8 points while the working-age share fell 4.1 points over the decade. Overseas-born residents reach 27.0%, which is 5.4 points above national, and ancestry leans Anglo-Celtic, led by English (2,049), Scottish (554) and Irish (509). The most common non-English languages are Mandarin (32 speakers), Persian (24) and Hindi (23), a small international mix. University qualifications at 45.5% run 15.4 points above national, consistent with a professional workforce. Average household size is 3.0, half a person above the national average, reflecting the family orientation: couples with children make up 2,015 of 4,380 families against 877 couples with no children.
Age Distribution
Bedrooms
Dwelling Structure
94.6%
Houses
5.2%
Townhouse
0.3%
Apartment
Tenure
Tenure tilts toward owners with mortgages: 49.1% hold a mortgage, 38.6% own outright and only 12.3% rent. That mortgage-heavy mix marks Berowra as a working family belt rather than a retiree enclave, even with its aging trajectory. The stock is overwhelmingly detached at 94.6% separate houses, with apartments at just 0.3% and semi-detached homes at 5.2%, so density stays low. Four-plus bedroom homes dominate at 59.7% and three-bedroom at 34.5%, leaving smaller dwellings scarce. The median house price eased from $1,650,000 to $1,643,500 across 2024 and 2025, a 0.4% dip. Mortgage-to-income at 22.4% and rent-to-income at 20.9% both sit below the 30% stress line, a sign that the 96th-percentile household incomes absorb the high prices without overextension.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,700
Rent / wk
$580
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
20.0%
Couples, no children
4,380
Total families
Economy & Employment
The workforce concentrates in service and knowledge sectors: Healthcare leads at 16.7% (328 workers), Professional/Tech follows at 14.6% (287) and Education at 12.9% (254), with Construction at 9.1% and Finance at 6.3%. By occupation, Professionals (802) and Managers (463) form the largest groups, aligning with the decile 9 IEO score for education and occupation. Unemployment is low at 3.1% and the full-time employment rate is 65.2%, while participation reads 62.5% because the aging profile leaves 1,078 residents out of the labour force. Real incomes grew 9.2% over the decade. The economic-resources index IER reaches decile 10, one tier above IEO, because the high outright-ownership share of 38.6% lifts aggregate household wealth measures.
Unemployment
4.4%
Labour Force
6,660
Unemployed
296
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
31.7%
Participation
62.5%
Employed
2,279
Occupations
Top Industries
University
45.5%
Postgraduate
12.2%
Born Overseas
27.0%
Dwellings
1,551
Transport to Work
Car dependence is high for a Sydney suburb: 85.4% drive to work, while only 6.0% use public transport and 3.4% walk or cycle, reflecting the spread-out 8.3 km2 layout and low 573.9 per km2 density. The suburb scores decile 10 on IRSD, the top tier for relative disadvantage, meaning very few residents face deprivation, and decile 9 on IRSAD for overall advantage. Volunteering runs at 20.4% and just 3.9% of residents, 181 people, need daily assistance despite the median age of 41. Housing costs stay manageable, with rent-to-income at 20.9% and mortgage-to-income at 22.4%, both below the stress line. No schools are recorded inside the boundary in this dataset, so families rely on institutions in neighbouring suburbs, a trade-off for the low-density bushland setting.
Drive
85.4%
Public Transport
6.0%
Walk / Cycle
3.4%
Work from Home
N/A
Population Forecast
-0.02%/yr
(-2 people/yr)
EstablishedBerowra is effectively static: annual population change registers -0.02%, about two fewer residents a year, and the 10-year change is just 3.4%, classifying it as an established, slow-growth suburb. Medium forecasts hold the area near 11,815 through 2031, edging down from 11,827, so no real expansion is expected. The only positive driver is overseas migration at roughly 80 a year, offset by net internal outflow of 135, which is why the gentrification stage reads not gentrifying with a score of 0. Affordability worsened from 55.6% in 2011 to 57.9% in 2021, higher than most markets, while rent climbed 40% over the period. With detached-house supply fixed by the bushland setting, future change is more about price than headcount.
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 scores decile 10 on both the IER and IRSD indexes, the top tier nationally, with household income in the 96th percentile. University qualifications reach 45.5%, which is 15.4 points above national, and housing stress stays low with mortgage-to-income at 22.4%. The main trade-off is car dependence, with 85.4% of residents driving to work.
What is the median house price in Berowra?
The median house price is $1,650,000, easing 0.4% to $1,643,500 in 2025. The market is dominated by large family homes, with 59.7% of dwellings having four or more bedrooms. Weekly rent averages $580 and monthly mortgage repayments run about $2,700.
What schools are in Berowra?
No schools are recorded inside the Berowra boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is highly educated, with university qualifications at 45.5%, which is 15.4 points above the national figure.
Is Berowra safe?
Detailed crime statistics are not available for Berowra in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier, and only 3.9% of its residents, about 181 people, need daily assistance, both consistent with a low-disadvantage area.
Is Berowra good for property investment?
Rent of $580 a week against a $1,650,000 median gives a gross yield near 1.8%, low for the market, and only 12.3% of residents rent. The vacancy rate is 3.3% and rent grew 40% over the period, so returns depend on capital growth and scarcity rather than yield.
How is Berowra's population changing?
Population change is about -0.02% annually, roughly two fewer residents a year, with a 3.4% rise over 10 years. The profile is aging, with the senior share up 5.8 points and the working-age share down 4.1 points over the decade. Overseas migration adds around 80 a year against an internal outflow of 135.
How much development is happening in Berowra?
There were 35 development applications lodged in the past 12 months, modest for the area. Most are new dwellings and secondary dwellings rather than higher-density projects, consistent with a detached-house market where 94.6% of homes are separate houses and apartments make up just 0.3%.
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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