North Turramurra
At a median age of 56, North Turramurra sits 16 years above the national figure, a gap that explains much of what makes this suburb unusual. On all four SEIFA indexes it scores decile 10, the top advantage tier nationally, while household income places it at the 77.7th percentile. With 61.6% of dwellings owned outright and only 7.5% renting, the suburb holds some of the lowest tenant share in the upper-north shore. The $2.78 million median house price reflects an established, wealth-concentrating area where long-time owners dominate and turnover runs at just 16.5% annually.
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
33
Median House
$2.8M
2024-2025 (PSI derived)
The median house price reached $2.78 million in the 2024-2025 period, up from $2.7 million in 2024 to $2.9 million by 2025, a 7.4% one-year move. Monthly mortgage repayments average $3,629, producing a mortgage-to-income ratio of 40.6%, above the 30% stress threshold even at household incomes in the 77.7th percentile nationally. Separate houses make up 71.1% of stock, which is higher than most Sydney suburbs, while apartments account for 22.2%. Bedrooms skew large: 44.9% of dwellings have four or more bedrooms and 34.1% have three. With only 30.9% of households carrying a mortgage and 61.6% owning outright, competing buyers are more often equity-rich upgraders than first-home buyers.
For Buyers
The median house price reached $2.78 million in the 2024-2025 period, up from $2.7 million in 2024 to $2.9 million by 2025, a 7.4% one-year move. Monthly mortgage repayments average $3,629, producing a mortgage-to-income ratio of 40.6%, above the 30% stress threshold even at household incomes in the 77.7th percentile nationally. Separate houses make up 71.1% of stock, which is higher than most Sydney suburbs, while apartments account for 22.2%. Bedrooms skew large: 44.9% of dwellings have four or more bedrooms and 34.1% have three. With only 30.9% of households carrying a mortgage and 61.6% owning outright, competing buyers are more often equity-rich upgraders than first-home buyers.
For Investors
The rental market here is thin: only 7.5% of households rent, compared to the state average, and weekly rent sits at $760. Against a $2.78 million median, that implies a gross yield under 1.5%, well below typical investment thresholds. The vacancy rate at 6.1% is elevated, signalling limited rental demand relative to stock. On the positive side, overseas migration drives 232 arrivals per year, providing some baseline demand, while internal migration produces a net outflow of 59 residents annually. Development activity recorded 31 applications in the past 12 months, mostly dwelling modifications and new house builds rather than multi-unit supply. The investment case depends on capital growth rather than yield, given the very low renter share.
Development Activity
Total DAs
250
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
-19.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Turramurra iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Turramurra North Public School
K-6 · 196 students
Ku-ring-gai High School
7-12 · 536 students
Demographics
The median age of 56 is 16 years above the national figure, driven by a senior share that rose 1.9 points over the decade while the young adult share fell 1.7 points. The 4,194 residents include 33.4% born overseas, which is 11.8 points above the national figure, with English (1,793) and Scottish (537) the largest ancestry groups followed by Chinese (354). University qualifications reach 52.3%, which is 22.2 points above national. Average household size is 2.4, just below the national figure, consistent with the 31.5% of families who are couples without children and a low one-parent family count. Volunteering is high at 20.0% of the population, and 12.8% of residents need daily assistance, reflecting the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
71.1%
Houses
6.5%
Townhouse
22.2%
Apartment
Tenure
Ownership dominates in a way rarely seen outside retirement-oriented suburbs: 61.6% own outright, 30.9% carry a mortgage and just 7.5% rent, a split that points to long-held, debt-free wealth. The stock is detached-house dominated at 71.1%, with apartments at 22.2% and semi-detached at 6.5%. The $2.78 million current median compares to $2.7 million in 2024 and $2.9 million at the 2025 peak, a 7.4% CAGR over one measured year. The mortgage-to-income ratio of 40.6% exceeds the stress threshold, yet rent-to-income at 36.8% is also elevated, signalling that even the small renter cohort faces affordability pressure. Stability is a defining feature: the turnover rate of 16.5% means roughly 5 in 6 households remained at the same address over the census period.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,629
Rent / wk
$760
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
31.5%
Couples, no children
3,202
Total families
Economy & Employment
The workforce concentrates in high-income sectors: Professional/Tech leads at 18.6% (222 workers), Healthcare at 16.9% (202) and Education at 13.8% (165), with Finance at 10.5% (126). By occupation, Professionals account for 558 jobs and Managers 372, together reflecting the decile 10 IEO score for education and occupational advantage. Unemployment is low at 3.9% and the full-time employment rate is 61.8%. Participation reads just 40.1%, well below the national average, because 1,801 residents are not in the labour force, consistent with the high median age of 56 and the large retiree population. Real incomes grew 14.7% over the decade and the IRSAD score of 1,163 confirms high advantage across all four SEIFA dimensions.
Unemployment
2.8%
Labour Force
10,587
Unemployed
301
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.8%
Part-time
34.3%
Participation
40.1%
Employed
1,389
Occupations
Top Industries
University
52.3%
Postgraduate
16.6%
Born Overseas
33.4%
Dwellings
1,518
Transport to Work
North Turramurra is strongly car-dependent: 85.5% of residents drive to work, compared to the state average, while public transport use at 4.1% is low even for the upper-north shore. Walking and cycling account for 5.7%. All four SEIFA deciles sit at 10, the top national tier, and with an IRSAD score of 1,163 the suburb ranks among the least disadvantaged in Australia. No schools are recorded within the suburb boundary in this dataset, so families rely on institutions in neighbouring Turramurra, Wahroonga or Pymble. The need-for-assistance rate of 12.8% (518 residents) is notable relative to the 4,194 population, driven by the aged profile. At 20% volunteering and a 83.5% residential stability rate, the social fabric is cohesive and settled.
Drive
85.5%
Public Transport
4.1%
Walk / Cycle
5.7%
Work from Home
N/A
Population Forecast
+0.6%/yr
(+123 people/yr)
EstablishedAnnual population growth runs at 0.6%, adding around 123 persons per year, modest compared to outer-ring growth corridors. Over ten years, population rose 12.3%. Medium forecasts project the wider statistical area reaching 21,535 by 2031, a continued slow climb. Overseas migration is the primary driver at 232 net arrivals per year while internal migration produces a net outflow of 59, consistent with the suburb's pattern of retaining long-term residents rather than attracting internal movers. The gentrification stage reads not gentrifying, which fits a suburb already at the highest advantage tier with a gentrification score of 10 out of 100. Affordability improved from 72.3% in 2011 to 56.8% in 2021, though absolute prices remain well above national and state medians.
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?
North Turramurra scores decile 10 on all four SEIFA indexes, the top advantage tier nationally. Household income sits at the 77.7th percentile and university qualifications reach 52.3%, which is 22.2 points above national. The main trade-offs are a $2.78 million median house price, low public transport access at 4.1%, and heavy car dependency at 85.5%.
What is the median house price in North Turramurra?
The median house price is approximately $2.78 million based on 2024-2025 PSI data, up from $2.7 million in 2024 to $2.9 million at the 2025 peak, representing 7.4% growth over that year. Monthly mortgage repayments average $3,629. Weekly rent is $760 for the small 7.5% renter cohort.
What schools are in North Turramurra?
No schools are recorded within the North Turramurra boundary in this dataset. Families typically access schools in neighbouring Turramurra, Wahroonga and Pymble. Despite the lack of local schools, 52.3% of residents hold university qualifications, which is 22.2 points above the national figure.
Is North Turramurra safe?
Detailed crime data is not available for North Turramurra in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier nationally, with an IRSAD score of 1,163. Only 3.9% unemployment and a long-term residency rate of 83.5% are consistent with a stable, low-disadvantage area.
Is North Turramurra good for property investment?
Weekly rent of $760 against a $2.78 million median implies a gross yield under 1.5%, which is low. The 6.1% vacancy rate and 7.5% renter share signal limited rental demand. Overseas migration adds 232 residents per year providing some demand support, but the investment case rests primarily on capital growth given the thin rental market.
How is North Turramurra's population changing?
Population grows at 0.6% per year, adding around 123 persons annually, with a 12.3% rise over the past decade. Overseas migration is the primary driver at 232 net arrivals per year, partially offset by internal outflow of 59. Medium forecasts project the area reaching 21,535 by 2031. The profile is aging, with the senior share up 1.9 points over the decade.
What languages are spoken in North Turramurra?
About 33.4% of residents were born overseas, which is 11.8 points above the national figure. English is dominant, with Mandarin (89 speakers), Cantonese (27) and Korean (23) the most common non-English languages. The Chinese ancestry group counts 354 residents, the fifth-largest ancestry group in the suburb.
How much development is happening in North Turramurra?
There were 31 development applications lodged in the past 12 months, including house demolition and rebuild projects, a new residential care facility, and modification applications. This is modest relative to growth corridors, consistent with an established low-turnover suburb where 83.5% of households have not moved in recent years.
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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