North Manly
Household income in the 98th percentile nationally tells most of the story in North Manly, a 1.1 km2 pocket on Sydney's Northern Beaches where 3,396 people occupy one of the most family-weighted housing stocks in the state. Separate houses account for 82.6% of dwellings, 4-plus bedroom homes make up 43.1% of all stock, and average household size of 3.1 runs 0.6 above the national figure. The $2,745,000 median house price reflects that structural scarcity: large detached homes, high-income buyers, and a 34.5% outright-ownership rate that signals established, long-hold wealth rather than speculative churn.
Population
3,396
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$3,169/wk
DAs (12 months)iDevelopment Applications lodged in the past year
34
Median House
$2.7M
2024-2025 (PSI derived)
The median house price of $2,745,000 places North Manly firmly in Sydney's premium tier, above the NSW state median by a wide margin. Prices edged up 0.9% from $2,745,000 in 2024 to $2,768,750 in 2025, a modest but positive trajectory. The stock overwhelmingly favours large detached homes: 82.6% are separate houses and 43.1% have 4 or more bedrooms, so buyers compete for genuinely scarce stock. Monthly mortgage repayments average $3,600, and the mortgage-to-income ratio sits at 26.2%, below the 30% stress threshold despite the premium price point, because household incomes rank in the 98th percentile nationally. Outright owners at 34.5% and mortgage holders at 43.5% together make up 78% of the suburb, leaving only 22% renting.
For Buyers
The median house price of $2,745,000 places North Manly firmly in Sydney's premium tier, above the NSW state median by a wide margin. Prices edged up 0.9% from $2,745,000 in 2024 to $2,768,750 in 2025, a modest but positive trajectory. The stock overwhelmingly favours large detached homes: 82.6% are separate houses and 43.1% have 4 or more bedrooms, so buyers compete for genuinely scarce stock. Monthly mortgage repayments average $3,600, and the mortgage-to-income ratio sits at 26.2%, below the 30% stress threshold despite the premium price point, because household incomes rank in the 98th percentile nationally. Outright owners at 34.5% and mortgage holders at 43.5% together make up 78% of the suburb, leaving only 22% renting.
For Investors
With only 22% of households renting and weekly rent at $675, North Manly offers a thin but premium tenant pool. Against the $2,745,000 median, that rent implies a gross yield below 1.3%, low compared to most Sydney investment markets. The 3.3% vacancy rate is modest, suggesting limited oversupply in this detached-dominant suburb. Development activity is moderate at 31 applications over 12 months, primarily alterations and additions rather than new stock, so supply pressure on existing owners is low. The suburb's stability is reinforced by an 81.5% retention rate, with only 18.5% of residents having moved in the past year. The investment case here rests on capital preservation and long-term appreciation rather than yield, consistent with high-income, low-turnover premium markets.
Development Activity
Total DAs
228
Last 12 Months
34
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 40 matches the national figure, but the composition differs sharply from the national average. University qualifications reach 51.2%, which is 21.1 percentage points above the national figure, reflecting a highly educated resident base concentrated in knowledge-sector employment. Overseas-born residents make up 31.5%, which is 9.9 points above national. Ancestry is strongly Anglo-Celtic, led by English (1,403 residents), Irish (405) and Scottish (363), with Italian the largest non-Anglo group at 210. Average household size of 3.1 runs 0.6 above national, consistent with the family-oriented profile: couples with children (1,556) far outnumber couples without children (516). Volunteering reaches 17.8% of residents, above typical suburban rates.
Age Distribution
Bedrooms
Dwelling Structure
82.6%
Houses
6.9%
Townhouse
10.5%
Apartment
Tenure
Tenure in North Manly splits between owners carrying a mortgage (43.5%) and outright owners (34.5%), with renters at just 22%. That renter share is low compared to most Sydney suburbs, reflecting the suburb's expensive and family-oriented stock. The housing is almost entirely detached: 82.6% separate houses, 6.9% semi-detached and 10.5% apartments. Four-plus bedroom homes make up 43.1% and three-bedroom homes 33.3%, making this one of Sydney's most family-sized housing pools. The median house price moved from $2,745,000 in 2024 to $2,768,750 in 2025, a 0.9% annual gain. Mortgage-to-income at 26.2% and rent-to-income at 21.3% both sit below stress thresholds, a rare combination at this price point made possible by the 98th percentile household income base.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,600
Rent / wk
$675
HH Size
3.1
Personal Income / wk
$1,141
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.3%
Unoccupied
37
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.6%
Couples, no children
2,932
Total families
Economy & Employment
The local workforce concentrates in high-paying sectors: Professional/Tech leads at 20.1% (259 workers), Healthcare at 11.8% (152), Finance at 9.8% (126), Construction at 9.7% (125) and Education at 8.6% (111). By occupation, Professionals (550) and Managers (351) together account for the majority of employed residents, well above the national occupational mix. The unemployment rate is 3.7% and the full-time employment rate is 63.2%, with 1,009 residents employed full-time and 587 part-time. Personal weekly income of $1,141 and family weekly income of $3,529 both sit well above state averages. With 699 residents not in the labour force, the participation rate of 63.2% reflects a mix of retirees and high-income households with one non-working partner.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.2%
Part-time
33.1%
Participation
63.2%
Employed
1,596
Occupations
Top Industries
University
51.2%
Postgraduate
13.7%
Born Overseas
31.5%
Dwellings
1,056
Transport to Work
Car dependence is high, with 74.9% driving to work, above Sydney averages, while 10.7% walk or cycle and 6.6% use public transport. The compact 1.1 km2 area at a density of 3,097 people per km2 keeps most daily amenities within reach on foot for those near the centre. Rent-to-income at 21.3% keeps tenants well below the 30% stress threshold, and mortgage-to-income at 26.2% also stays below stress territory. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring Manly and Balgowlah. Only 4% of residents (130 people) require daily assistance, low compared to older or more disadvantaged suburbs. The combination of 98th-percentile household income, low housing stress and a 17.8% volunteering rate points to a community with high capacity and low dependence on public services.
Drive
74.9%
Public Transport
6.6%
Walk / Cycle
10.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Manly compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Manly a good suburb to live in?
North Manly ranks in the 98th percentile for household income nationally and offers predominantly large detached homes, with 82.6% separate houses and 43.1% having 4 or more bedrooms. University qualifications at 51.2% run 21.1 points above the national figure. The main trade-off is a median house price of $2,745,000, one of Sydney's highest.
What is the median house price in North Manly?
The median house price is $2,745,000, rising to $2,768,750 in 2025, a 0.9% annual gain. Weekly rent averages $675 and monthly mortgage repayments average $3,600, giving a mortgage-to-income ratio of 26.2%, below the 30% stress threshold despite the premium price point.
What schools are in North Manly?
No schools are recorded inside North Manly's 1.1 km2 boundary in this dataset, so families rely on schools in neighbouring suburbs such as Manly and Balgowlah. The local population is highly educated, with university qualifications at 51.2%, which is 21.1 percentage points above the national figure.
Is North Manly safe?
Detailed crime statistics are not available for North Manly in this dataset. As indirect indicators, only 4% of residents (130 people) need daily assistance, housing stress rates are below 30% on both mortgage (26.2%) and rent (21.3%) measures, and household income ranks in the 98th percentile nationally, all consistent with a low-disadvantage area.
Is North Manly good for property investment?
Rent of $675 a week against a $2,745,000 median implies a gross yield below 1.3%, low compared to typical investment benchmarks. The 3.3% vacancy rate is manageable, and the 81.5% resident retention rate signals stable demand. The investment case is long-term capital preservation rather than yield, consistent with premium detached-house markets.
How is North Manly's population changing?
The current population is 3,396 across 1.1 km2. The suburb shows high stability, with 81.5% of residents having not moved in the past year and turnover at only 18.5%. The 34.5% outright ownership rate indicates long-term holders, suggesting gradual, low-churn demographic change rather than rapid turnover.
What languages are spoken in North Manly?
About 31.5% of residents were born overseas, which is 9.9 points above the national figure. English dominates, with Italian (37 speakers), Mandarin (23), French (15) and Portuguese (13) the most common non-English languages, reflecting a small but international resident mix within a predominantly Anglo-Celtic community.
How much development is happening in North Manly?
There were 31 development applications lodged in the past 12 months. Recent examples include alterations and additions, demolition works and at least 1 dual occupancy application adding 2 dwellings. Activity is moderate for a 1.1 km2 suburb, dominated by upgrades to existing homes rather than large-scale new supply.
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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