Terrey Hills
Household income in the 96th percentile nationally yet a weekly rent of just $600 tells you something about Terrey Hills: this is a suburb where wealth is held, not leveraged. With a $2.4 million median house price and 46.8% of dwellings owned outright, the dominant tenure is debt-free. The median age of 47 sits 7 years above the national figure, SEIFA scores reach decile 10 on IRSD and IRSAD, and 86.5% of homes are separate houses on a low-density 372 people per square kilometre footprint on Sydney's Northern Beaches fringe.
Population
3,142
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$2,778/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Median House
$2.4M
2024-2025 (PSI derived)
The $2.4 million median house price places Terrey Hills among Sydney's most expensive outer-fringe markets, and the price slipped from $2.52 million in 2024 to $2.31 million in 2025, a fall of 8.5%. For buyers prepared to absorb that correction, monthly mortgage repayments average $3,033, producing a mortgage-to-income ratio of 25.2%, below the 30% stress threshold despite an already premium entry point. Stock overwhelmingly favours large detached homes: 86.5% are separate houses and 58.9% have four or more bedrooms, higher than most comparable Northern Beaches suburbs. The ownership profile is unusual: 46.8% own outright vs 38.5% with a mortgage, suggesting established, low-leverage buyers rather than first-entry households.
For Buyers
The $2.4 million median house price places Terrey Hills among Sydney's most expensive outer-fringe markets, and the price slipped from $2.52 million in 2024 to $2.31 million in 2025, a fall of 8.5%. For buyers prepared to absorb that correction, monthly mortgage repayments average $3,033, producing a mortgage-to-income ratio of 25.2%, below the 30% stress threshold despite an already premium entry point. Stock overwhelmingly favours large detached homes: 86.5% are separate houses and 58.9% have four or more bedrooms, higher than most comparable Northern Beaches suburbs. The ownership profile is unusual: 46.8% own outright vs 38.5% with a mortgage, suggesting established, low-leverage buyers rather than first-entry households.
For Investors
Terrey Hills is a thin rental market: only 14.7% of dwellings are rented and vacancy sits at 4.8%, above the 3% threshold typically indicating balanced conditions. Weekly rent of $600 against a $2.4 million median implies a gross yield around 1.3%, which is very low. On the demand side, net overseas migration adds 34 residents a year while internal migration removes 61, producing a net annual decline of roughly 8 people. Development applications over the past 12 months totalled 42, predominantly alterations and pool installations rather than new dwelling supply. With population trending down at 0.22% annually, the investment thesis depends on capital growth from premium-lot scarcity rather than rental income or population-driven demand.
Development Activity
Total DAs
200
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
+42.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Terrey Hills iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
German International School Sydney
K-12 · 380 students
Sydney Japanese International School
K-9 · 190 students
Northern Beaches Christian School
K-12 · 1228 students
Terrey Hills Public School
K-6 · 183 students
Kinma School
K-6 · 67 students
Demographics
The median age of 47 is 7 years above the national average, and the trajectory is aging: the senior share rose 7.8 points over the decade while the working-age share fell 3.7 points. Overseas-born residents account for 22.8%, close to the national level. Ancestry is strongly Anglo-Celtic, led by English (1,375 residents), Irish (381) and Scottish (377). University qualifications reach 39.7%, which is 9.6 percentage points above the national figure. Average household size is 3.0, higher than the national average by 0.5, consistent with the large-family detached-house profile: 43.2% of families are couples with children. Volunteering runs at 20.7%, above typical suburban rates.
Age Distribution
Bedrooms
Dwelling Structure
86.5%
Houses
3.9%
Townhouse
6.4%
Apartment
Tenure
Tenure data confirms an established, low-debt community: 46.8% own outright, 38.5% carry a mortgage and only 14.7% rent, a much lower renter share than the national average. Outright owners outnumber renters by more than three to one, reflecting long-held wealth. The stock is overwhelmingly separate houses at 86.5%, with apartments at just 6.4% and semi-detached at 3.9%. Four-plus bedroom homes account for 58.9% of dwellings, making it one of the largest-home suburbs in Sydney. Prices moved from $2.52 million in 2024 to $2.31 million in 2025, an 8.5% correction that brings them back toward a level more consistent with the suburb's slow-growth trajectory. Rent-to-income at 21.6% remains comfortable for the small renter cohort.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,033
Rent / wk
$600
HH Size
3.0
Personal Income / wk
$973
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
50
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.6%
Couples, no children
2,674
Total families
Economy & Employment
The local workforce concentrates in knowledge and service sectors: Professional and Technical work leads at 15% (163 workers), followed by Healthcare at 14.1% (154), Construction at 13.7% (149) and Education at 12.2% (133). By occupation, Professionals (388) and Managers (298) together represent well over half of employed residents. The full-time employment rate is 61.2% and unemployment is 2.5%, well below state and national averages. Real income growth was 13.1% over the decade. SEIFA rankings are uniformly strong: decile 10 on IRSD, IRSAD and IER, and decile 9 on IEO, placing the suburb in the top tier for economic resources and advantage nationally. The high proportion not in the labour force (975 residents) reflects the older age profile rather than economic hardship.
Unemployment
3.8%
Labour Force
1,942
Unemployed
74
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.2%
Part-time
36.3%
Participation
53.5%
Employed
1,345
Occupations
Top Industries
University
39.7%
Postgraduate
9.9%
Born Overseas
22.8%
Dwellings
991
Transport to Work
Car dependency is very high: 88.1% of residents drive to work, compared to just 2.2% using public transport, reflecting the suburb's location on Sydney's bushland fringe with limited bus frequency. Walkability and cycling account for 4.8%. SEIFA places Terrey Hills at decile 10 on IRSAD, the top advantage tier nationally, and decile 10 on IRSD for relative disadvantage, indicating very low deprivation. Only 6.9% (213 people) need daily assistance despite the older median age of 47. Crime statistics are not available in this dataset, though the high SEIFA scores are consistent with a very low-disadvantage environment. No schools are recorded within the suburb boundary; families rely on schools in neighbouring areas such as Frenchs Forest and Belrose.
Drive
88.1%
Public Transport
2.2%
Walk / Cycle
4.8%
Work from Home
N/A
Population Forecast
-0.22%/yr
(-8 people/yr)
EstablishedPopulation has been declining slowly: from 3,693 in 2023 to 3,593 in 2025, and medium forecasts project a further fall to around 3,630 by 2031, a trend of minus 0.22% a year. The 10-year change is 6.9%, modest for an established suburb. The migration pattern is negative internally: net internal outflow averages 61 people a year, partly offset by overseas migration of 34 annually. The aging trajectory is clear, with young adult share down 3 points and seniors up 7.8 points over the decade. Gentrification is not occurring, consistent with a suburb already at decile 10 advantage with no upside room. Rent grew 15.1% over the period, above general price movements, because the small rental stock is highly sensitive to any demand shift.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+34
Net Internal / yr
-61
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Terrey Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Terrey Hills a good suburb to live in?
Terrey Hills ranks in decile 10 on IRSAD and IRSD, the top advantage tier nationally, with household income in the 96th percentile. The suburb offers large separate houses (86.5% of stock, 58.9% with 4-plus bedrooms) on a quiet, low-density 372 people per square kilometre. The main trade-offs are a $2.4 million median house price and high car dependency, with 88.1% of residents driving to work.
What is the median house price in Terrey Hills?
The median house price is $2.4 million (2024-2025 PSI derived). Prices fell 8.5% from $2.52 million in 2024 to $2.31 million in 2025. Monthly mortgage repayments average $3,033, and the mortgage-to-income ratio sits at 25.2%, below the 30% stress threshold. Weekly rent averages $600.
What schools are in Terrey Hills?
No schools are recorded inside the Terrey Hills suburb boundary in this dataset. Families typically rely on schools in neighbouring suburbs such as Frenchs Forest and Belrose. The local population is well-educated: university qualifications reach 39.7% of residents, which is 9.6 percentage points above the national figure.
Is Terrey Hills safe?
Detailed crime statistics are not available for Terrey Hills in this dataset. As an indirect indicator, the suburb scores decile 10 on IRSD, the highest tier for low disadvantage nationally, and only 6.9% of its 3,142 residents need daily assistance. Both measures are consistent with a low-risk, high-advantage residential environment.
Is Terrey Hills good for property investment?
The investment case is mixed. Weekly rent of $600 against a $2.4 million median implies a gross yield near 1.3%, very low. Vacancy at 4.8% is above the balanced-market threshold of 3%, and net population is declining at 0.22% annually. Internal migration is net negative at minus 61 per year. Returns depend heavily on long-term capital preservation rather than rental income or population-driven demand.
How is Terrey Hills's population changing?
Population fell from 3,693 in 2023 to 3,593 in 2025 and medium forecasts project around 3,630 by 2031, a decline of 0.22% annually. Internal migration is negative at minus 61 people per year, partially offset by 34 overseas arrivals. The demographic trajectory is aging, with the senior share up 7.8 points and the working-age share down 3.7 points over the decade.
How much development is happening in Terrey Hills?
There were 42 development applications lodged in the past 12 months. Most are alterations and additions to existing houses or pool installations rather than new dwellings, consistent with an established suburb at 0.22% annual population decline. The stock of 86.5% separate houses on a low-density footprint leaves limited scope for infill development.
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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