Turramurra
High-income households define Turramurra more than raw density: household income is $3,046 a week, in the 97.4th percentile nationally, while the median age of 43 is 3 years above the national benchmark. Along the Upper North Shore rail corridor near Pymble, Warrawee and Wahroonga, it leans strongly to long-held family housing, with 68.1% separate houses and 51.3% of dwellings having 4 or more bedrooms. The $2,425,000 median house price reflects that scarcity because ownership is high, apartments are only 27.2%, and renters make up just 19.8%.
Population
12,850
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$3,046/wk
DAs (12 months)iDevelopment Applications lodged in the past year
118
Median House
$2.4M
2024-2025 (PSI derived)
Turramurra suits buyers with high deposit capacity rather than bargain seekers. The median house price is $2,425,000, but mortgage repayments sit at 26.4% of income, below a typical stress threshold because household income is high at $3,046 a week. Family housing is the core product: 68.1% of dwellings are separate houses and 51.3% have 4 or more bedrooms, higher than an apartment-led suburb. Buyers wanting lower maintenance still have options because apartments make up 27.2%, mostly serving downsizers and station-focused households.
For Buyers
Turramurra suits buyers with high deposit capacity rather than bargain seekers. The median house price is $2,425,000, but mortgage repayments sit at 26.4% of income, below a typical stress threshold because household income is high at $3,046 a week. Family housing is the core product: 68.1% of dwellings are separate houses and 51.3% have 4 or more bedrooms, higher than an apartment-led suburb. Buyers wanting lower maintenance still have options because apartments make up 27.2%, mostly serving downsizers and station-focused households.
For Investors
Investment demand is selective rather than broad-based. Only 19.8% of homes are rented, which is lower than many inner and middle-ring Sydney markets, so tenant stock is thinner. Weekly rent is $590, and vacancy is 8.2%, a high figure that can soften short-term pricing power. The offset is redevelopment momentum: 119 applications in 12 months, including flat-building and house-alteration activity. Migration is also supportive, with +232 net overseas arrivals annually compared with -59 net internal movement, so demand is more internationally driven than local churn.
Development Activity
Total DAs
686
Last 12 Months
118
YoY ChangeiYear-over-year change in DA lodgements
-13.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Turramurra iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Turramurra Public School
K-6 · 531 students
Warrawee Public School
K-6 · 622 students
Demographics
Turramurra is older, highly educated and internationally connected. The median age is 43, which is 3 years above the national figure, and 66.8% of residents hold a university qualification, 36.7 percentage points above the national benchmark. Overseas-born residents make up 40.1%, also 18.5 points above national, led by English ancestry at 4,307 people and Chinese ancestry at 2,372. Mandarin is spoken by 616 residents, with Cantonese at 228 and Korean at 151, so the suburb has a stronger Asian language profile than many established North Shore peers.
Age Distribution
Bedrooms
Dwelling Structure
68.1%
Houses
4.6%
Townhouse
27.2%
Apartment
Tenure
The housing market is expensive because large homes dominate and turnover is constrained by high ownership. The headline median house price is $2,425,000, while the tracked series rose from $2,300,000 in 2024 to $2,542,500 in 2025, a 10.5% lift and equal to the recorded peak. Ownership is much higher than a transient rental market: 40.5% own outright, 39.6% have a mortgage and only 19.8% rent. Four-plus-bedroom homes account for 51.3%, so prices are tied to family land value more than compact dwelling supply.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,484
Rent / wk
$590
HH Size
2.8
Personal Income / wk
$1,144
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.2%
Unoccupied
394
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.6%
Couples, no children
11,268
Total families
Economy & Employment
Turramurra's economy is driven by high-skill employment. Professional and tech roles account for 21.0% of local workers, ahead of healthcare at 15.3%, finance at 12.7%, education at 11.1% and public administration at 4.8%. Occupations reinforce the income base, with 2,655 professionals and 1,361 managers. Unemployment is 4.5%, full-time work is 66.1% of employed residents, and participation is 57.5%. All 4 SEIFA measures sit in decile 10, with IEO 1169, IER 1124, IRSD 1112 and IRSAD 1163, well above national average advantage levels.
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
66.1%
Part-time
29.4%
Participation
57.5%
Employed
5,716
Occupations
Top Industries
University
66.8%
Postgraduate
23.2%
Born Overseas
40.1%
Dwellings
4,424
Transport to Work
Livability is shaped by schools, rail access and a car-heavy routine. Two local government primary schools anchor family demand: Turramurra Public School has ICSEA 1181 and 531 enrolments, while Warrawee Public School has ICSEA 1170 and 622 enrolments, giving a local ICSEA range of 1170 to 1181. Public transport is used by 9.0% for commuting, lower than the 80.1% who drive, so daily convenience depends on station proximity and parking. Walked or cycled commuting is 4.7%. IRSAD decile 10 points to very high socioeconomic advantage nationally.
Drive
80.1%
Public Transport
9.0%
Walk / Cycle
4.7%
Work from Home
N/A
Population Forecast
+0.6%/yr
(+123 people/yr)
EstablishedGrowth is forecast to be steady rather than explosive. The trend projection is 0.6% a year, or about 123 people annually, compared with faster greenfield-style markets. The medium scenario rises from 20,919 people in 2026 to 21,535 in 2031. Migration explains the pattern: overseas migration is the primary driver, adding an average +232 people a year, while internal migration is -59. The gentrification score is 10 and the stage is Not gentrifying, because Turramurra is already high income; the separate shift measure is Mixed, with 10.9% rent growth and 14.7% real income growth.
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 Turramurra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Turramurra a good suburb to live in?
Yes, especially for high-income families seeking schools, larger homes and North Shore stability. Household income is $3,046 a week, the median age is 43, and 51.3% of homes have 4 or more bedrooms.
What is the median house price in Turramurra?
The median house price is $2,425,000. The recent tracked price series moved from $2,300,000 in 2024 to $2,542,500 in 2025, showing a 10.5% rise over 1 year.
What schools are in Turramurra?
There are 2 listed local government primary schools: Turramurra Public School with ICSEA 1181 and 531 enrolments, and Warrawee Public School with ICSEA 1170 and 622 enrolments.
Is Turramurra safe?
A published crime rate per 1,000 residents is not available here, so street-level checks are still useful. Broader indicators are strong, with IRSAD decile 10 and only 3.9% of residents needing assistance.
Is Turramurra good for property investment?
It is more suited to long-term capital and redevelopment plays than high-yield buying. Rent is $590 a week, renters are 19.8% of households, vacancy is 8.2%, and there were 119 development applications in 12 months.
How is Turramurra's population changing?
Forecast growth is modest at 0.6% a year, equal to about 123 people annually. The medium projection rises from 20,919 in 2026 to 21,535 in 2031, with overseas migration adding +232 people a year.
What languages are spoken in Turramurra?
English is dominant, but the overseas-born share is high at 40.1%. Mandarin is spoken by 616 residents, Cantonese by 228, Korean by 151, Persian by 81 and Hindi by 71.
Is there much development in Turramurra?
Yes. There were 119 development applications in the past 12 months, including residential flat buildings, demolitions and alterations. That points to renewal pressure despite the suburb's established housing base.
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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