North Turramurra
A median age of 56 places North Turramurra 16 years above the national level, while 52.3% of residents hold university qualifications, 22.2 percentage points above the national figure. Its 4,194 residents occupy 11.61 square kilometres, with 71.1% of homes separate houses and 61.0% of residents working from home. Household income sits at the 77.7th percentile, helping explain the suburb's established wealth and high outright ownership of 55.4%. Compared with nearby Turramurra and St Ives, North Turramurra presents as a quieter, lower-density option shaped by larger homes, older residents and limited rental supply.
Population
4,194
Median Age
56.0
Household IncomeiMedian weekly household income (ABS Census)
$2,064/wk
DAs (12 months)iDevelopment Applications lodged in the past year
34
North Turramurra suits buyers seeking larger homes and a settled environment, but borrowing capacity needs careful testing. The mortgage-to-income ratio is 40.6%, higher than rent stress at 36.8%, while the monthly mortgage benchmark is $3,629 and weekly rent is $760. Separate houses account for 71.1% of dwellings, four-plus-bedroom homes make up 44.9%, and apartments account for 22.2%, so detached properties dominate compared with apartment-led alternatives. The 2.4-person average household size means buyers should assess whether a large home matches their likely long-term needs.
For Buyers
North Turramurra suits buyers seeking larger homes and a settled environment, but borrowing capacity needs careful testing. The mortgage-to-income ratio is 40.6%, higher than rent stress at 36.8%, while the monthly mortgage benchmark is $3,629 and weekly rent is $760. Separate houses account for 71.1% of dwellings, four-plus-bedroom homes make up 44.9%, and apartments account for 22.2%, so detached properties dominate compared with apartment-led alternatives. The 2.4-person average household size means buyers should assess whether a large home matches their likely long-term needs.
For Investors
North Turramurra offers an established housing base, but its investment case depends on selecting the right property rather than assuming broad rental depth. Only 6.8% of households rent, while the vacancy rate is 6.1%, so tenant demand should be tested carefully for each dwelling type. Weekly rent is $760 and rent growth is 10.9%, higher than the 0.6% annual growth trend, which supports income momentum but does not guarantee fast leasing. Overseas migration is the primary growth driver, and 34 development applications in 12 months may gradually add competing supply. The 40.6% mortgage stress rate makes purchase-price discipline important.
Development Activity
Total DAs
260
Last 12 Months
34
YoY ChangeiYear-over-year change in DA lodgements
-19.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Turramurra
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
North Turramurra has an older and more highly educated population than the national profile. The median age is 56, or 16 years above the national level, and university attainment is 52.3%, 22.2 percentage points higher than nationally. Residents are relatively settled, with 83.5% staying at the same address and turnover of 16.5%, a pattern consistent with established households and high outright ownership. English, Scottish and Irish are the largest ancestry groups at 1,793, 537 and 486 people, while Chinese ancestry totals 354. Christianity accounts for 2,361 residents and no religion for 1,411. Overseas-born residents make up 33.4%, above the national share by 11.8 points.
Age Distribution
Bedrooms
Dwelling Structure
71.1%
Houses
6.5%
Townhouse
22.2%
Apartment
Tenure
The housing profile is strongly owner-oriented and detached dominated. Outright ownership is 55.4%, above the 27.8% with a mortgage and the 6.8% renting, because long-term residents and older households form a substantial part of the market. Four-plus-bedroom homes represent 44.9% of dwellings, followed by 3-bedroom homes at 34.1%, 2-bedroom homes at 18.8% and 0 to 1-bedroom homes at 2.1%. Separate houses account for 71.1%, compared with 22.2% apartments and 6.5% semi-detached dwellings. Affordability moved from 72.3 in 2011 to 56.8 in 2021, while mortgage stress at 40.6% remains higher than rent stress at 36.8%.
Mortgage / mo
$3,629
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $760.
$1,100
Bond data Jun 2026 · houses $1,280 · units $763
HH Size
2.4
Personal Income / wk
$886
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
36.8% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
40.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
45.9%
Couples with children
46.0%
Couples, no children
7.4%
Single parent
1,103
Total families
Economy & Employment
North Turramurra's economy is led by professional and knowledge-based work. Professional and technology industries account for 18.6% of employment, healthcare 16.9%, education 13.8%, finance 10.5% and construction 6.4%. The occupation mix includes 558 professionals, 372 managers and 196 clerical and administrative workers, helping explain household income at the 77.7th percentile. The labour force contains 1,585 people, with unemployment at 3.6%, participation at 44.0% and full-time employment at 56.2%. A further 1,801 people are outside the labour force, consistent with the median age of 56. All 4 SEIFA measures sit in decile 10, placing the suburb in the top socioeconomic decile rather than indicating broad disadvantage.
Unemployment
3.6%
Labour Force
1,585
Unemployed
57
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.2%
Part-time
34.8%
Participation
44.0%
Employed
1,528
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
52.3%
Postgraduate
16.6%
Born Overseas
33.4%
Dwellings
1,518
Transport to Work
North Turramurra is well suited to residents who spend substantial time at home, with 61.0% working from home. Daily travel is more car-oriented than transit-oriented: 33.4% drive to work, compared with 1.6% using public transport and 2.2% walking or cycling. Three government schools provide a local mix of primary, secondary and environmental education, although exact enrolment zones should be checked against the address. The IRSAD score is in decile 10, and the median age of 56 supports a quieter residential setting. Safety should be checked through current police incident tools and an on-site visit, rather than inferred from socioeconomic status.
Drive
33.4%
Public Transport
1.6%
Walk / Cycle
2.2%
Work from Home
61.0%
Population Forecast
+0.6%/yr
(+123 people/yr)
EstablishedGrowth is gradual, with the annual trend forecast at 0.6% and overseas migration identified as the primary driver. Population change across the wider area is 12.3% over 10 years, while the trajectory is labelled Mixed because the senior share has risen 1.9 percentage points and the young share has fallen 1.7 points. Rent growth of 10.9% and real income growth of 14.7% point to continuing demand, although affordability changed from 72.3 in 2011 to 56.8 in 2021. Gentrification signals are cautious: the headline score is 10, labelled Not gentrifying, while a separate shift indicator records 33 and Early signs. Together, these figures describe an established suburb changing steadily rather than rapidly.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+232
Net Internal / yr
-59
Gentrification Signal
Not gentrifying
Strong overseas inflow +232/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Turramurra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Turramurra a good suburb to live in?
It can suit households seeking larger homes and a quieter setting, with 71.1% separate houses, 44.9% four-plus-bedroom dwellings and 61.0% working from home. The trade-off is a median age of 56 and only 1.6% public transport use, making it less suited to a transit-first lifestyle.
What is the median house price in North Turramurra?
A current median house price should be checked against recent comparable sales because 71.1% of dwellings are separate houses and 44.9% have four or more bedrooms. Budgeting should also allow for a $3,629 monthly mortgage benchmark and $760 weekly rent, rather than relying on one headline figure.
What schools are in North Turramurra?
Three government schools serve the local education mix, covering 1 primary school, 1 secondary school and 1 environmental education centre. Check the exact enrolment zone before signing a contract because school access depends on the address. Travel planning should also account for the 1.6% public transport share.
Is North Turramurra safe?
A suburb-wide safety verdict should not replace current street-level checks. Review recent police information and visit at different times, particularly because no crime rate is stated for North Turramurra. The median age is 56 and resident retention is 83.5%, but those figures describe demographics and stability, not safety.
Is North Turramurra good for property investment?
It may suit a long-term investor seeking established houses, but the rental base is small at 6.8% and vacancy is 6.1%, so tenant depth deserves testing. Weekly rent is $760, rent growth is 10.9%, and 34 development applications in 12 months may add choice. Compare purchase costs with the 40.6% mortgage stress rate.
How is North Turramurra's population changing?
Population change across the wider area is forecast at 12.3% over 10 years, with annual growth of 0.6% and overseas migration the primary driver. The trajectory is Mixed: the senior share rose 1.9 percentage points while the young share fell 1.7 points, pointing to gradual change rather than a younger population surge.
What languages are spoken in North Turramurra?
English ancestry is the largest recorded background at 1,793 people, while 33.4% of residents were born overseas. Mandarin is spoken by 89 residents, followed by Cantonese at 27, Korean at 23 and Hindi at 17. The overseas-born share is 11.8 percentage points above the national figure.
What development is happening in North Turramurra?
There were 34 development applications in the past 12 months, including demolition, alterations and outdoor structures. The volume signals ongoing property change, but not necessarily a large apartment pipeline. With 71.1% separate houses and 22.2% apartments, buyers should check nearby approvals before committing.
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 North Turramurra on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map