North Curl Curl
Household income in the 99.1st percentile nationally, yet fewer than 1-in-5 residents rent: North Curl Curl combines ultra-high wealth with owner-occupier permanence in a 1.18 km2 coastal pocket. The median house price reached $3,666,500 and separate houses account for 88.5% of the stock, a figure well above most Sydney suburbs. University qualifications reach 53.3%, some 23.2 percentage points above the national average, while 83% of residents stayed put over the prior year, pointing to low turnover and a stable, long-term ownership base rather than speculative churn.
Population
4,288
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$3,611/wk
DAs (12 months)iDevelopment Applications lodged in the past year
84
Median House
$3.7M
2024-2025 (PSI derived)
At $3,666,500 the median house price places North Curl Curl among Sydney's top-tier coastal markets. Price data shows a modest decline from $3,740,000 in 2024 to $3,660,000 in 2025, a move of roughly 2.1%, suggesting the market is consolidating after prior gains rather than retracting sharply. The stock is almost entirely separate houses at 88.5%, and 57.9% of dwellings have four or more bedrooms, so the typical purchase is a large family home. Monthly mortgage repayments average $4,000, and the mortgage-to-income ratio is 25.6%, which sits below the 30% stress threshold despite prices well above state median levels. Outright owners (40.5%) and mortgage holders (41.0%) are nearly equal, a tenure profile typical of an established suburb where long-held and recently purchased properties coexist.
For Buyers
At $3,666,500 the median house price places North Curl Curl among Sydney's top-tier coastal markets. Price data shows a modest decline from $3,740,000 in 2024 to $3,660,000 in 2025, a move of roughly 2.1%, suggesting the market is consolidating after prior gains rather than retracting sharply. The stock is almost entirely separate houses at 88.5%, and 57.9% of dwellings have four or more bedrooms, so the typical purchase is a large family home. Monthly mortgage repayments average $4,000, and the mortgage-to-income ratio is 25.6%, which sits below the 30% stress threshold despite prices well above state median levels. Outright owners (40.5%) and mortgage holders (41.0%) are nearly equal, a tenure profile typical of an established suburb where long-held and recently purchased properties coexist.
For Investors
Only 18.5% of residents rent, lower than most Sydney markets, and weekly rent is $700. Against the $3,666,500 median house price the implied gross yield is well under 1.5%, making yield-driven investment difficult to justify. The vacancy rate of 5.0% is elevated compared to tighter inner-city suburbs, reflecting limited rental demand relative to total stock. On the growth side, overseas migration adds an average 158 residents a year to the wider area while net internal migration is negative at minus 160, leaving total growth modest at 0.56% annually. Development activity of 81 applications in 12 months, including dual-occupancy and residential alterations, shows underlying site activity but limited new supply. The investment case depends on long-run capital growth in a suburb where entry prices are already above $3.6M.
Development Activity
Total DAs
359
Last 12 Months
84
YoY ChangeiYear-over-year change in DA lodgements
+35.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Curl Curl iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Northern Beaches Secondary College Manly Campus
7-12 · 766 students
Curl Curl North Public School
K-6 · 699 students
Demographics
The median age of 40 matches the national figure exactly. Overseas-born residents make up 26.7%, which is 5.1 percentage points above the national share. Ancestry is predominantly Anglo-Celtic: English (1,963), Irish (591) and Scottish (433) lead, with Italian at 224. Non-English languages are spoken by small groups, with German (20), Portuguese (19) and Mandarin (12) the most represented, consistent with the low overseas-born share relative to inner-Sydney norms. University qualifications reach 53.3%, a full 23.2 points above the national average, and the occupational mix reflects that: Professionals (686) and Managers (474) are the top two categories. The average household size of 3.2 persons is 0.7 above the national figure, driven by a high share of couples with children (1,886 families) and very few one-parent households.
Age Distribution
Bedrooms
Dwelling Structure
88.5%
Houses
4.3%
Townhouse
6.7%
Apartment
Tenure
The tenure mix at North Curl Curl stands out: 40.5% own outright, 41.0% carry a mortgage and only 18.5% rent, a near-equal split between outright and mortgaged owners that is uncommon in Sydney. The stock is overwhelmingly detached houses at 88.5%, with semi-detached at 4.3% and apartments at just 6.7%. Large homes dominate: 57.9% have four or more bedrooms and 27.2% have three, putting one-or-two bedroom dwellings at only 15%. Prices moved from $3,740,000 in 2024 to $3,660,000 in 2025, a 2.1% decline over one year. The mortgage-to-income ratio of 25.6% and rent-to-income of 19.4% both sit below standard stress thresholds, which reflects the suburb's very high household income at the 99.1st percentile nationally rather than any moderation in absolute prices.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$4,000
Rent / wk
$700
HH Size
3.2
Personal Income / wk
$1,110
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
68
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
15.8%
Couples, no children
3,735
Total families
Economy & Employment
Professional and technical services lead industry employment at 18.6% (307 workers), followed by Healthcare at 12.8% (211) and Finance at 11.5% (189). Construction accounts for 10.2% (168) and Education 10.0% (165), giving the suburb a broad, high-skill base rather than dependence on any single sector. By occupation, Professionals (686) and Managers (474) together represent a majority of the workforce, consistent with a household income at the 99.1st percentile nationally. The unemployment rate is low at 3.4% and the full-time employment rate is 61.3%, with 762 residents working part-time. Real incomes grew 13.7% over the decade, and personal weekly income averages $1,110, above typical Sydney medians. Participation at 61.2% reflects some constraint from families with stay-at-home parents given the average household size of 3.2.
Unemployment
3.9%
Labour Force
5,908
Unemployed
233
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.3%
Part-time
35.3%
Participation
61.2%
Employed
1,969
Occupations
Top Industries
University
53.3%
Postgraduate
13.7%
Born Overseas
26.7%
Dwellings
1,292
Transport to Work
Car dependency is high: 81.7% of residents drive to work, and only 4.2% use public transport, well below Sydney metro averages. Walking and cycling account for 7.6%, typical for a low-density, coastal suburb without heavy rail access. No schools are recorded within the 1.18 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs. Crime statistics are not available for North Curl Curl specifically. As an indirect indicator of social wellbeing, only 2.8% of residents (116 people) require daily assistance, and the volunteering rate is notably high at 20.7%, above national norms. Housing stress is absent by standard measures: rent-to-income at 19.4% and mortgage-to-income at 25.6% both sit below the 30% threshold despite prices above $3.6M.
Drive
81.7%
Public Transport
4.2%
Walk / Cycle
7.6%
Work from Home
N/A
Population Forecast
+0.56%/yr
(+53 people/yr)
EstablishedThe wider suburb area grew 11.5% over the past decade and the current trend rate is 0.56% annually, adding about 53 people per year. Historical records show the population at 9,374 in 2023 rising to 9,455 by 2025, and medium forecasts project continued incremental growth to approximately 9,816 by 2031. Overseas migration averaging 158 arrivals per year is the primary growth driver, fully offsetting the net internal outflow of 160 residents annually, a pattern typical of established coastal suburbs where families leave but international arrivals fill the gap. The gentrification score of 10 classifies the suburb as not gentrifying because it is already an advantaged area with no socioeconomic room to climb. Rent growth of 34.8% over the period is significant compared to the stable affordability trend, which held near 51-53% across 2011-2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+158
Net Internal / yr
-160
Gentrification Signal
Not gentrifying
Net internal outflow -160/yr, COVID recovered (-2% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Curl Curl compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Curl Curl a good suburb to live in?
North Curl Curl sits in the 99.1st percentile for household income nationally, with university qualifications at 53.3%, some 23.2 percentage points above the national average. Owner-occupier rates are high at over 80% combined, and housing stress indicators are below standard thresholds. The main trade-off is a median house price of $3,666,500, one of Sydney's highest.
What is the median house price in North Curl Curl?
The median house price is $3,666,500 based on 2024-2025 data. Prices eased slightly from $3,740,000 in 2024 to $3,660,000 in 2025, a 2.1% decline. Monthly mortgage repayments average $4,000, and weekly rent is $700 for those who rent.
What schools are in North Curl Curl?
No schools are recorded within the North Curl Curl boundary in this dataset. Families rely on schools in neighbouring suburbs. Despite the absence of local schools, the resident population is highly educated, with 53.3% holding university qualifications, which is 23.2 percentage points above the national figure.
Is North Curl Curl safe?
Detailed crime statistics are not available for North Curl Curl in this dataset. As indirect indicators of community wellbeing, only 2.8% of the 4,288 residents need daily assistance, the volunteering rate is high at 20.7%, and housing stress ratios are below standard thresholds, all consistent with a low-disadvantage setting.
Is North Curl Curl good for property investment?
Weekly rent of $700 against a $3,666,500 median implies a gross yield well under 1.5%, making yield-driven returns very low. The renter share is only 18.5% and vacancy sits at 5.0%. Population grows at 0.56% annually, supported by overseas migration of 158 per year. Investment returns depend primarily on long-run capital appreciation.
How is North Curl Curl's population changing?
The wider area grew 11.5% over the decade and increased from 9,374 in 2023 to 9,455 in 2025. The current annual growth rate is 0.56%, adding about 53 people a year. Overseas migration of 158 arrivals annually offsets net internal outflow of 160, with medium forecasts projecting the population to reach approximately 9,816 by 2031.
How much development is happening in North Curl Curl?
There were 81 development applications lodged in the past 12 months, including dual-occupancy proposals and residential alterations. Recent examples include a dual occupancy attached application and demolition and rebuild works. This level of activity is consistent with an established, low-density suburb where site intensification is gradual rather than large-scale.
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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