All Suburbs

North Turramurra

NSW 2074LGA: Ku-ring-gai Council

Investment Score

78

/100

AI Intelligence Summary

North Turramurra is an affluent residential suburb in Sydney's prestigious Upper North Shore, located 22km north of the CBD. This leafy, family-oriented community is characterized by substantial detached homes on generous blocks, creating a spacious suburban feel while maintaining excellent connectivity to the city via Turramurra railway station. The suburb attracts affluent families seeking quality education, with proximity to highly regarded public and private schools including North Turramurra Public School, Turramurra High School, and nearby elite institutions like Knox Grammar and Pymble Ladies College. Residents enjoy exceptional lifestyle amenities including Turramurra Golf Course, Ku-ring-gai Chase National Park for outdoor recreation, and convenient shopping at Turramurra Plaza and St Ives Shopping Village. The area maintains strong community connections through active local groups and sporting clubs. Property values reflect the Upper North Shore premium, with limited apartment development preserving the suburb's established character. The demographic profile shows high household incomes, tertiary-educated professionals, and a mix of established families and long-term residents, creating a stable and desirable community environment.

Strengths

  • Premium Upper North Shore location with excellent train connectivity to Sydney CBD
  • Proximity to highly regarded public and private schools attracting education-focused families
  • Access to Ku-ring-gai Chase National Park and Turramurra Golf Course for recreation
  • Substantial housing blocks maintaining spacious suburban character

Opportunities

  • Continued capital growth driven by school catchment demand
  • Potential for luxury home renovations and developments on large blocks
  • Growing appeal to affluent Asian families seeking quality education
  • Investment in local infrastructure improvements enhancing connectivity

Considerations

  • High property prices limiting affordability for first-time buyers
  • Limited public transport options beyond train services
  • Competition for school placements due to area's popularity
  • Limited apartment options restricting housing diversity

Property Market

Median House

$2.65M

+5.2% 1yr

Median Unit

$1.45M

+4.1% 1yr

Median Townhouse

$1.85M

Rent (House)

$1,420/wk

Rent (Unit)

$950/wk

Days on Market

32

Vacancy Rate

1.8%

Auction Clearance

78.0%

Price Growth

Type1 Year3 Year5 Year
House+5.2%+18.5%+32.8%
Unit+4.1%+15.2%+28.6%

Rental Yields

House Yield

2.8%

Unit Yield

3.4%

Townhouse Yield

3.1%

Investment Scorecard

Overall Investment Score78/100
Growth Potential75/100
Cashflow Score65/100
Risk Score (lower = safer)75/100
Affordability Index45/100

Demand/Supply Ratio: 1.80

Demand exceeds supply — favourable for sellers

Tax & Financial Intelligence

CPA-grade analysis for North Turramurra at median house price

Standard transfer
$128,140
First Home Buyer
$128,140
Foreign buyer surcharge
$212,000

+8% surcharge

Annual rent income
$73,840

$1420/wk

Interest (80% LVR @ 6.5%)
-$137,800
Other expenses (~2.5%)
-$66,250
Net rental position
-$130,210

Negatively geared

Tax benefit (39% MTR)
+$50,782

Reduces taxable income

After-tax holding cost
$79,428/yr

~$1,527/week

Based on 6.6% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$3.64M
Capital gain
$849,579
After discount
$424,789
CGT payable
$165,668

10-Year Hold

Est. value
$5.00M
Capital gain
$2.21M
After discount
$1.11M
CGT payable
$431,168

Investor Quick Summary

Entry cost (stamp duty)

$128,140

After-tax yield

1.71%

Weekly holding cost

$1527/wk

10yr CGT (est.)

$431,168

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

42

Median Income

$165K

per annum

Family Households

68.0%

Professionals

58.0%

University Educated

72.0%

Unemployment

3.2%

Born Overseas

38.0%

Dwelling Mix

Houses: 82%Units: 12%Townhouses: 6%Total: 1,180

Lifestyle & Community

Walkability68/100
Public Transport7/10
Schools Rating9/10
Safety9/10
Family Friendly9/10
Cafes & Restaurants

18

Parks

12

Hospitals

2

Distance to CBD

22.0 km

Nearest Station: Turramurra Station

Relaxed suburban lifestyle with access to golf, national parks, quality shopping, and excellent schools. Strong community spirit with local sporting clubs and recreational activities.

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Data sourced from multiple sources. Last updated 28 March 2026.

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