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Hornsby Heights

NSW 2077LGA: Hornsby Shire

Investment Score

78

/100

AI Intelligence Summary

Hornsby Heights is an established, leafy residential suburb in Sydney's Upper North Shore, positioned 36km northwest of the CBD. This family-oriented community is distinguished by its bushland setting, surrounded by Berowra Valley Regional Park and natural reserves, offering residents a unique blend of suburban living and natural beauty. The suburb predominantly features detached houses on larger blocks, attracting families seeking space and tranquility while maintaining convenient access to Hornsby's commercial precinct and transport links. With a median house price around $1.8 million, Hornsby Heights appeals to affluent professionals and established families who value the area's prestigious North Shore location, excellent schools, and outdoor lifestyle opportunities. The community benefits from strong infrastructure including regular bus services to Hornsby Station, NBN connectivity, and proximity to quality amenities. The suburb's limited housing stock and desirable location have driven consistent capital growth over the past decade, making it an attractive proposition for both owner-occupiers and investors seeking long-term appreciation in a stable, well-established market.

Strengths

  • Premium North Shore location with bushland setting
  • Strong capital growth history and limited housing stock
  • Excellent transport links via Hornsby Station to Sydney CBD
  • High-quality local schools and family-friendly environment

Opportunities

  • Continued infrastructure development in Hornsby precinct
  • Growing demand for lifestyle properties post-COVID
  • Potential for selective infill development
  • Increasing value of bushland proximity as Sydney densifies

Considerations

  • High property prices limiting affordability
  • Limited public transport options beyond bus services
  • Potential bushfire risk due to surrounding bushland
  • Limited local employment opportunities requiring commuting

Property Market

Median House

$1.80M

+3.2% 1yr

Median Unit

$850K

+2.1% 1yr

Median Townhouse

$1.25M

Rent (House)

$1,100/wk

Rent (Unit)

$650/wk

Days on Market

42

Vacancy Rate

1.8%

Auction Clearance

68.0%

Price Growth

Type1 Year3 Year5 Year
House+3.2%+18.5%+42.8%
Unit+2.1%+15.2%+35.6%

Rental Yields

House Yield

3.2%

Unit Yield

4.1%

Townhouse Yield

3.6%

Investment Scorecard

Overall Investment Score78/100
Growth Potential75/100
Cashflow Score62/100
Risk Score (lower = safer)72/100
Affordability Index45/100

Demand/Supply Ratio: 1.80

Demand exceeds supply — favourable for sellers

Tax & Financial Intelligence

CPA-grade analysis for Hornsby Heights at median house price

Standard transfer
$81,390
First Home Buyer
$81,390
Foreign buyer surcharge
$144,000

+8% surcharge

Annual rent income
$57,200

$1100/wk

Interest (80% LVR @ 6.5%)
-$93,600
Other expenses (~2.5%)
-$45,000
Net rental position
-$81,400

Negatively geared

Tax benefit (39% MTR)
+$31,746

Reduces taxable income

After-tax holding cost
$49,654/yr

~$955/week

Based on 8.6% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$2.71M
Capital gain
$823,684
After discount
$411,842
CGT payable
$160,618

10-Year Hold

Est. value
$4.09M
Capital gain
$2.20M
After discount
$1.10M
CGT payable
$429,379

Investor Quick Summary

Entry cost (stamp duty)

$81,390

After-tax yield

1.95%

Weekly holding cost

$955/wk

10yr CGT (est.)

$429,379

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

Population

2,850

Median Age

44

Median Income

$125K

per annum

Family Households

68.0%

Professionals

52.0%

University Educated

48.0%

Unemployment

3.2%

Born Overseas

38.0%

Dwelling Mix

Houses: 78%Units: 15%Townhouses: 7%Total: 1,150

Lifestyle & Community

Walkability45/100
Public Transport6/10
Schools Rating8/10
Safety8/10
Family Friendly9/10
Cafes & Restaurants

12

Parks

8

Hospitals

1

Distance to CBD

36.0 km

Nearest Station: Hornsby Station

Outdoor recreation focused with bushwalking, family activities, and community events, complemented by easy access to Hornsby's shopping and dining precinct.

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Data sourced from multiple sources. Last updated 27 March 2026.

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