North Narrabeen
Despite a household income in the 94.8th percentile nationally, North Narrabeen's median house price slipped 9.0% from $2,196,000 in 2024 to $1,997,500 in 2025, a rare softening in a premium Northern Beaches market. The suburb stays overwhelmingly detached, with 89.8% separate houses against just 6.4% apartments, and scores decile 10 on the IER index of economic resources and decile 9 on both IRSAD and IRSD. Four-bedroom-plus homes make up 40.5% of the stock, university qualifications run 7.7 points above the national figure at 37.8%, and the population has grown 23.4% over the past decade to 6,016.
Population
6,016
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,711/wk
DAs (12 months)iDevelopment Applications lodged in the past year
70
Median House
$2.1M
2024-2025 (PSI derived)
Buyers face a $2,100,000 median, but the recent trend works in their favour: prices fell 9.0% from a 2024 peak of $2,196,000 to $1,997,500 in 2025, an unusual pullback for a Northern Beaches market. The stock is family-oriented, with 89.8% separate houses, 40.5% holding four or more bedrooms and another 39.3% with three, so apartments at 6.4% are scarce. Monthly mortgage repayments average $3,200, giving a mortgage-to-income ratio of 27.3%, comfortably below the 30% stress threshold thanks to household incomes in the 94.8th percentile. Mortgage holders dominate at 43.3% of dwellings, above outright owners at 37.9%, which signals a market of active, recently committed buyers rather than long-settled debt-free owners.
For Buyers
Buyers face a $2,100,000 median, but the recent trend works in their favour: prices fell 9.0% from a 2024 peak of $2,196,000 to $1,997,500 in 2025, an unusual pullback for a Northern Beaches market. The stock is family-oriented, with 89.8% separate houses, 40.5% holding four or more bedrooms and another 39.3% with three, so apartments at 6.4% are scarce. Monthly mortgage repayments average $3,200, giving a mortgage-to-income ratio of 27.3%, comfortably below the 30% stress threshold thanks to household incomes in the 94.8th percentile. Mortgage holders dominate at 43.3% of dwellings, above outright owners at 37.9%, which signals a market of active, recently committed buyers rather than long-settled debt-free owners.
For Investors
Investors get weekly rent of $665 against a $2,100,000 median, implying a gross yield near 1.6%, low even by Sydney standards, so the case rests on capital growth not income. The renter pool is thin at 18.8%, well below the level seen in apartment-heavy suburbs, and the 3.5% vacancy rate sits near a balanced market. Rents have climbed 36.5% over the decade, far faster than the recent 9.0% price dip, which has quietly improved yields. Demand support comes from net overseas migration of 151 a year, though internal migration removes 110 annually. Development is moderate at 67 applications in 12 months, mostly secondary dwellings and single-house works rather than new supply, so the tight detached stock should hold value better than higher-density markets.
Development Activity
Total DAs
384
Last 12 Months
70
YoY ChangeiYear-over-year change in DA lodgements
+4.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Narrabeen iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Narrabeen North Public School
K-6 · 580 students
Narrabeen Sports High School
7-12 · 794 students
Demographics
The median age of 40 matches the national figure exactly, but the trajectory is aging: the senior share rose 3.1 points while the working-age share fell 3.1 points over the decade. Overseas-born residents sit at 21.8%, only 0.2 points above national, making this a notably Anglo-leaning population led by English (2,598), Irish (728) and Scottish (639) ancestry. University qualifications reach 37.8%, which is 7.7 points above the national figure, and the average household size of 3.0 runs 0.5 above national, consistent with a family base where couples with children (2,518) outnumber couples without (960). The top non-English languages, Portuguese (39) and German (19), are spoken by very few, reinforcing the low overseas share relative to most Sydney suburbs.
Age Distribution
Bedrooms
Dwelling Structure
89.8%
Houses
3.1%
Townhouse
6.4%
Apartment
Tenure
Tenure tilts toward active buyers: 43.3% carry a mortgage, above the 37.9% who own outright, with only 18.8% renting. That mortgage-heavy mix, well above the renter share, marks a suburb of committed homeowners rather than landlords. The stock is 89.8% separate houses and just 6.4% apartments, and 40.5% of dwellings have four or more bedrooms against 39.3% with three, so supply skews to large family homes. The median house price fell 9.0% from $2,196,000 in 2024 to $1,997,500 in 2025, a softer run than most premium markets. Mortgage-to-income at 27.3% stays under the 30% stress line and rent-to-income reads 24.5%, both manageable because household income sits in the 94.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,200
Rent / wk
$665
HH Size
3.0
Personal Income / wk
$1,048
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.5%
Unoccupied
70
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.7%
Couples, no children
5,147
Total families
Economy & Employment
The workforce spreads across trades and knowledge sectors: Construction leads at 14.8% (342 workers), with Healthcare and Professional/Tech tied at 13.8% (320 and 319), then Education at 10.9% and Retail at 6.7%. By occupation, Professionals (806) and Managers (594) dominate, which aligns with the decile 8 IEO score for education and occupation. Unemployment is low at 3.0% and the full-time employment rate is 60.5%, while participation reads 62.1%, held down by 1,259 residents not in the labour force as the population ages. Real incomes grew 16.5% over the decade. The IER score reaches decile 10, the top tier for economic resources, higher than the decile 8 IEO, because high homeownership and detached-house wealth lift the resource measure more than education alone.
Unemployment
3.6%
Labour Force
6,590
Unemployed
236
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.5%
Part-time
36.5%
Participation
62.1%
Employed
2,839
Occupations
Top Industries
University
37.8%
Postgraduate
8.9%
Born Overseas
21.8%
Dwellings
1,943
Transport to Work
Daily life leans heavily on the car: 86.8% of commuters drive, far above the share using public transport at 3.1%, while only 5.2% walk or cycle, reflecting limited rail access on the Northern Beaches. The suburb scores decile 9 on IRSAD, a high advantage tier nationally, and decile 9 on IRSD for relative disadvantage, meaning few residents face deprivation, with just 2.8% (163 people) needing daily assistance despite the aging profile. Volunteering runs at 16.4%. No schools are recorded inside the 2.51 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a trade-off offset by low density of 2,398 residents per km2 and strong beachside amenity.
Drive
86.8%
Public Transport
3.1%
Walk / Cycle
5.2%
Work from Home
N/A
Population Forecast
+1.19%/yr
(+133 people/yr)
EstablishedNorth Narrabeen is growing steadily rather than booming: the population rose 23.4% over the decade to 6,016 and the trend points to 1.19% annual growth, about 133 people a year, lifting the medium forecast to 12,229 across the wider area by 2031. Overseas migration of 151 a year is the primary driver, offset by net internal outflow of 110, so growth depends on international arrivals. The gentrification stage reads not gentrifying with a low score of 7, fitting an established suburb already at decile 9 advantage with little room to climb. Affordability improved from 69.5% in 2011 to 66.2% in 2021, and the recent 9.0% price dip reinforces that easing, though costs stay high relative to most markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+151
Net Internal / yr
-110
Gentrification Signal
Not gentrifying
Population +21% since 2011, Net internal outflow -110/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Narrabeen compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Narrabeen a good suburb to live in?
North Narrabeen scores decile 9 on IRSAD and decile 10 on IER, high advantage tiers nationally, with household income in the 94.8th percentile. University qualifications reach 37.8%, 7.7 points above national. The main trade-off is a $2,100,000 median house price and heavy reliance on cars, with 86.8% driving to work.
What is the median house price in North Narrabeen?
The median house price is $2,100,000. Prices actually fell 9.0% from $2,196,000 in 2024 to $1,997,500 in 2025, a softer run than most premium Sydney markets. Weekly rent averages $665 and monthly mortgage repayments run about $3,200, giving a mortgage-to-income ratio of 27.3%.
What schools are in North Narrabeen?
No schools are recorded inside the 2.51 km2 North Narrabeen boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well educated, with university qualifications at 37.8%, which is 7.7 points above the national figure.
Is North Narrabeen safe?
Detailed crime statistics are not available for North Narrabeen in this dataset. As an indirect indicator, the suburb scores decile 9 on the IRSD index of relative disadvantage, a high tier, and only 2.8% of its 6,016 residents need daily assistance, both consistent with a low-disadvantage area.
Is North Narrabeen good for property investment?
Rent of $665 a week against a $2,100,000 median gives a gross yield near 1.6%, low for Sydney, so returns lean on capital growth. The renter pool is thin at 18.8% and vacancy sits at 3.5%, while rents rose 36.5% over the decade, faster than the recent 9.0% price dip.
How is North Narrabeen's population changing?
The population grew 23.4% over the decade to 6,016 and is forecast to rise about 1.19% a year, roughly 133 people annually. Growth is driven by net overseas migration of 151 a year, offset by net internal outflow of 110, while the profile ages, with the senior share up 3.1 points.
How much development is happening in North Narrabeen?
There were 67 development applications lodged in the past 12 months, moderate for a 2.51 km2 suburb. Most are secondary dwellings, single-house works and pool installations rather than new supply, consistent with an established area where 89.8% of dwellings are separate houses.
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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