Berowra
Investment Score
75
/100
AI Intelligence Summary
Berowra is an established, family-oriented suburb located 40km north of Sydney CBD in the Hornsby Shire, offering a premium lifestyle with large residential blocks and natural bushland setting. With a median house price of $1.45M, it attracts affluent families seeking space, privacy and proximity to Ku-ring-gai Chase National Park. The suburb features excellent rail connectivity via Berowra Station on the T1 North Shore Line, providing direct access to Sydney CBD in approximately 55-60 minutes. Demographics show a mature, well-educated population with 48% university-educated residents and median household income of $95,000. The property market is dominated by detached houses (78%) on substantial blocks averaging 850sqm, with strong growth of 45% over five years. Community amenities are limited locally, requiring travel to nearby centers, but residents benefit from exceptional natural recreation opportunities, low crime rates, and a strong sense of community. The area appeals particularly to families and empty nesters seeking a bush lifestyle while maintaining city connectivity.
Strengths
- •Direct rail connection to Sydney CBD via T1 North Shore Line
- •Large residential blocks averaging 850sqm with bushland setting
- •Strong property growth of 45% over 5 years with low vacancy rates
- •High-income, well-educated demographic with 48% university educated
Opportunities
- •Continued demand from families seeking lifestyle change from inner suburbs
- •Potential for luxury home development on large blocks
- •Growing appeal as remote work increases demand for space and nature
- •Infrastructure improvements in broader Northern Sydney region
Considerations
- •Limited local commercial amenities requiring travel to nearby centers
- •High property prices with median house price of $1.45M affecting affordability
- •Limited public transport options beyond rail with low bus services
- •Bushfire risk management considerations in natural bushland setting
Property Market
$1.45M
+8.5% 1yr
$680K
+6.2% 1yr
$950K
$900/wk
$630/wk
35
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +45.0% |
| Unit | +6.2% | +18.5% | +38.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.8%
Townhouse Yield
3.8%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Berowra at median house price
+8% surcharge
$900/wk
Negatively geared
Reduces taxable income
~$761/week
Based on 9.0% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$62,140
After-tax yield
1.95%
Weekly holding cost
$761/wk
10yr CGT (est.)
$373,091
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
4,200
43
$95K
per annum
68.0%
52.0%
48.0%
3.2%
35.0%
Dwelling Mix
Lifestyle & Community
8
12
1
40.0 km
Nearest Station: Berowra Station
Premium lifestyle focused on family living, outdoor recreation, and natural surroundings with bushwalking, boating at Berowra Waters, and proximity to national park
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Data sourced from multiple sources. Last updated 26 March 2026.