North Narrabeen
Investment Score
78
/100
AI Intelligence Summary
North Narrabeen is an exclusive beachside suburb on Sydney's Northern Beaches, renowned for its pristine coastline and relaxed coastal lifestyle. This small, tightly-held community offers direct beach access, proximity to Narrabeen Lagoon State Park, and a strong surf culture that attracts families and professionals seeking a premium beachside lifestyle. The suburb features a mix of original beach houses and modern renovated homes, with limited housing stock due to geographic constraints between the ocean and lagoon. Property values are consistently high, reflecting the premium location and strong demand from affluent families. The area is predominantly car-dependent with limited public transport, but residents enjoy excellent recreational amenities, quality local schooling at Narrabeen North Public School, and easy access to nearby shopping and services in Narrabeen and Warriewood. The community is characterized by above-average household incomes, professional occupations, and a family-oriented demographic that values the unique beachside environment and outdoor lifestyle opportunities.
Strengths
- •Direct beachfront access and pristine coastal location
- •Exclusive, tightly-held property market with limited supply
- •Strong community spirit and surf culture
- •Proximity to Narrabeen Lagoon State Park and recreational facilities
Opportunities
- •Continued property value appreciation due to supply constraints
- •Growing demand for beachside lifestyle properties
- •Potential for property renovations and improvements
- •Development of eco-tourism and water sports facilities
Considerations
- •Limited public transport connectivity
- •Car dependency for most daily activities
- •Higher cost of living and property prices
- •Limited local shopping and commercial services
Property Market
$2.85M
+8.5% 1yr
$1.65M
+6.8% 1yr
$2.20M
$1,550/wk
$1,100/wk
32
1.2%
75.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.6% |
| Unit | +6.8% | +22.5% | +38.2% |
Rental Yields
House Yield
2.8%
Unit Yield
3.5%
Townhouse Yield
3.1%
Investment Scorecard
Demand/Supply Ratio: 2.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for North Narrabeen at median house price
+8% surcharge
$1550/wk
Negatively geared
Reduces taxable income
~$1,629/week
Based on 9.1% 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)
$139,140
After-tax yield
1.71%
Weekly holding cost
$1629/wk
10yr CGT (est.)
$744,558
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
1,850
42
$125K
per annum
68.0%
52.0%
48.0%
3.2%
35.0%
Dwelling Mix
Lifestyle & Community
8
12
1
28.0 km
Nearest Station: Narrabeen
Premium beachside living with water sports, coastal walks, lagoon activities, and strong community connections centered around beach and outdoor recreation
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Data sourced from multiple sources. Last updated 28 March 2026.