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Lisa Harris
491 Comleroy Road, Kurrajong, NSW 2758
Auction Guide $2,000,000-$2,250,000
4 2 6
Open Saturday 18 July 10:30 am Auction Thursday 13 August 6:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Kurrajong — Darug Country
Originally a vital timber resource for the early colony, Kurrajong transitioned into a premier orchard district known for its high-quality citrus and stone fruits. By the late 19th century, it became a fashionable 'hill station' for Sydney's wealthy residents seeking the health benefits of mountain air.
Today, Kurrajong is a high-demand lifestyle suburb that balances its heritage village charm with luxury rural estates and a thriving boutique cafe culture.
Overall Score
7.5
A high-quality lifestyle suburb weighed down by significant environmental risks and limited infrastructure.
Name Origin
Derived from the Dharug word for the Kurrajong tree (Brachychiton populneus), which was abundant in the region and used by Indigenous people for making fishing nets.
Established
Settled 1809; Gazetted 1927
Botanical Heritage
Home to the rare and endangered Kurrajong tree species.
Pansy Line
Formerly the terminus of the 'Pansy' railway line which ran from Richmond until 1952.
Heritage Precinct
The village center contains several buildings dating back to the mid-1800s.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady demand for lifestyle properties, though high interest rates have tempered the rapid growth seen in 2021-2023.
Amenity
7
Excellent local cafes and boutique shops, but residents rely on Richmond or North Richmond for major services.
Schools
8
Highly regarded local primary schools with a strong community focus.
Transport
2
Extremely car-dependent with no rail access and very limited bus services.
Risk Profile
3
Significant exposure to bushfire and secondary impacts from regional flooding affecting access roads.
Liveability
8
Exceptional air quality, views, and community spirit for those seeking a slower pace.
Demographics
8
Affluent profile consisting of established families, professionals, and retirees.
Rental Demand
5
Low volume of rental stock; properties lease quickly but the market is dominated by owner-occupiers.
Growth Potential
7
Limited land supply and strict zoning protect values, ensuring long-term scarcity value.
Affordability
4
High entry price point compared to the Greater Western Sydney average.
Crime & Safety
9
One of the safest suburbs in the Hawkesbury region with very low incident rates.
Walkability
3
The village core is walkable, but the vast majority of the suburb requires a vehicle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,550,000
Reflecting premium acreage and village homes.
12-Month Growth
4.2%
Stable growth in a consolidating market.
Family Profile
High
Dominant demographic is families with children.
Bushfire Zone
Extreme
Most properties are on bushfire-prone land.
Water Source
Tank/Town
Mixed availability; many rely on rainwater tanks.
Sewerage
Septic/Sewer
Many properties utilize on-site septic systems.
✅ Key Advantages
- Exceptional natural beauty and panoramic views of the Sydney basin.
- Strong sense of community and a safe, family-friendly environment.
- High-quality local primary education options.
- Large lot sizes providing privacy and space for hobby farming.
- Charming village atmosphere with high-end cafes and boutiques.
⚠️ Key Watch-Outs
- Extreme bushfire risk requires rigorous annual preparation and high insurance costs.
- Heavy reliance on the North Richmond bridge, which is a major traffic bottleneck.
- Limited public transport options necessitate multiple cars per household.
- Maintenance costs for large blocks and older heritage-style homes can be high.
- Reliance on tank water and septic systems in many pockets of the suburb.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Semi-Rural Lifestyle
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses on large residential blocks or multi-acre lots.
Dominant dwelling stock.
💰 Price Range
$1.1m – $4.5m+
Typical entry to ceiling.
💡 Why It Matters
Kurrajong represents the 'prestige' end of the Hawkesbury market. It attracts buyers who are priced out of the Northern Beaches or Hills District but want a similar level of amenity and social standing in a rural setting.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,550,000
$1.2m – $3.8m
🏢 Unit Median
—
N/A
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw - $1,100pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market is tightly held. Price growth is driven by the 'tree-change' trend which has remained resilient despite broader economic shifts.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Greater Sydney house median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Kurrajong is a premium destination. While cheaper than the Inner West or North Shore, it is significantly more expensive than neighboring suburbs like Richmond or Wilberforce.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
Moderate
👤 Tenant Profile
Professional families looking for a lifestyle change before committing to a purchase.
💼 Investor Outlook
Low yields make this a capital growth play rather than a cash-flow strategy. High maintenance costs on acreage can erode net returns.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5%
3-Year Growth
+34.8%
5-Year Growth
📍 Growth Drivers
- Continued demand for remote-work friendly lifestyle properties.
- Scarcity of available land due to strict environmental and zoning controls.
- Upgrades to the North Richmond bridge and surrounding road infrastructure.
- Increasing prestige as a 'Blue Mountains alternative' with better Sydney access.
⛔ Headwinds
- Rising insurance premiums in high-risk bushfire zones.
- High sensitivity to interest rate movements among the professional buyer base.
- Infrastructure lag compared to population growth in the Hawkesbury.
🔮 5-Year Outlook
Expect steady capital appreciation. Kurrajong is likely to remain a 'destination' suburb, insulating it from the volatility seen in high-density growth corridors.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
60% below NSW state average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Public Order: Low
📋 What to Check Locally
Standard home security is sufficient; the primary safety concerns are wildlife on roads and environmental hazards rather than crime.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks dominate the due diligence process for Kurrajong, specifically regarding fire and infrastructure access.
🌊 Flood Risk
The village itself is elevated and safe from flooding, but major access routes (Bells Line of Road and North Richmond Bridge) are frequently cut off during Hawkesbury River flood events.
🔥 Bushfire Risk
Extreme Risk. The suburb is almost entirely mapped as bushfire-prone. New builds or major renovations will face significant costs to meet high BAL (Bushfire Attack Level) requirements.
🏦 Insurance Impact
Increasingly difficult and expensive. Buyers should obtain insurance quotes during the cooling-off period as some providers have restricted cover in this postcode.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RU1 Primary Production, RU4 Primary Production Small Lots, and R2 Low Density Residential
🔲 Overlays
Bushfire Prone Land, Significant Vegetation, Heritage Conservation Area (Village Center)
🏗️ Development Hotspots
Limited to small-scale subdivisions in R2 and R5 zones; no major high-density developments planned.
Strict zoning ensures the 'rural' feel is preserved, which protects property values but limits development upside.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor. Car is essential. Commute to Sydney CBD is 75-90 minutes.
🛍️ Amenity & Retail
High for lifestyle (cafes, parks, views), low for convenience (no major supermarkets).
🌲 Parks & Recreation
Excellent access to Blue Mountains National Park and local reserves.
🏫 Schools
Excellent local primary schools; secondary students usually travel to North Richmond or Richmond.
🏥 Healthcare
Local GP services available; nearest hospital is Hawkesbury District Health Service in Windsor.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, affluent community with a high proportion of families and self-employed professionals.
💵 Median Income
$115,000 - $130,000 per household
🏠 Ownership
82% owner-occupied, 18% rental
🎂 Age Profile
Median age 44
🎓 Education
High percentage of tertiary educated residents compared to regional average.
📊 Age Distribution
The high owner-occupancy rate and mature age profile contribute to the suburb's stability and well-maintained appearance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on transport connectivity rather than residential density.
📈 Positive Impacts
- New Richmond Bridge project (in planning/early works) to alleviate traffic congestion.
- Upgrades to local community facilities and village streetscaping.
- Expansion of regional tourism initiatives supporting local businesses.
📉 Negative Impacts
- Construction noise and detours during major roadwork phases.
- Potential for increased 'day-tripper' traffic on weekends.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Kurrajong Heights
Position
West (Higher elevation)
Price
15% cheaper
Lifestyle
More rugged, denser bushland, cooler climate.
Best for
Nature lovers seeking total seclusion.
📍North Richmond
Position
East (Lower elevation)
Price
25% cheaper
Lifestyle
Suburban feel, closer to shops and transport.
Best for
Young families needing convenience.
📍Grose Vale
Position
South
Price
Similar
Lifestyle
More agricultural, larger acreage lots.
Best for
Equestrian enthusiasts and hobby farmers.
📍Bowen Mountain
Position
South-West
Price
20% cheaper
Lifestyle
Steep terrain, smaller residential blocks, very quiet.
Best for
First home buyers looking for entry-level mountain living.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Olinda
VIC
8/10
Both are prestigious 'hill station' suburbs with boutique villages and high bushfire risk.
Stirling
SA
9/10
High-end leafy lifestyle suburb with strong heritage character and community focus.
Montville
QLD
7/10
Boutique village atmosphere with significant tourism and lifestyle appeal.
Leura
NSW
8/10
Blue Mountains village with similar heritage charm and high-end residential market.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the village's character and enjoy a high quality of life, though they express frustration with traffic and environmental anxiety during summer.
★★★★★
Community Spirit
There is no better place to raise kids; they have space to run and the local school is like a big family.
Community
Safety
★★★☆☆
Traffic
The lifestyle is 10/10 but the morning crawl over the North Richmond bridge is soul-destroying.
Lifestyle
Commute
★★★★☆
Village Life
I love being able to walk to the deli and cafes, but I do worry about the fire season every year.
Amenity
Risk
★★★★★
Space
Having 5 acres only an hour from the city is a dream. The maintenance is hard work but worth it.
Privacy
Maintenance
★★★★☆
Affordability
It took us a long time to save for this suburb, but the capital growth has already been great.
Growth
Price
★★★★★
Local Economy
The weekend tourism keeps the village vibrant and supports our local shops year-round.
Economy
Vibrancy
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with established Asset Protection Zones (APZ) to reduce bushfire risk.
- Check the condition and age of septic systems; replacement can cost $20k-$40k.
- Verify water tank capacity and whether the property has a backup bore or town water connection.
- Factor in the 'bridge factor'—visit the area during peak morning and afternoon times.
- Look for north-facing aspects to maximize winter sun in the cooler mountain climate.
- Ensure any heritage-listed elements are identified early as they restrict renovation options.
❓ Questions to Ask the Agent
- What is the BAL (Bushfire Attack Level) rating for this specific house?
- Is the property on town water, or is it 100% tank reliant?
- When was the septic system last serviced and is it a pump-out or aerated system?
- Are there any heritage conservation restrictions on the building or trees?
- What are the current insurance premiums for this property?
- Has the property ever been impacted by fire or significant storm damage?
- What are the easements on the land, particularly regarding power lines or water?
- Is there a current bushfire management plan in place for the property?
🏷️ Seller Strategy
- Highlight energy-efficient features and bushfire-resistant upgrades (e.g., shutters, sprinkler systems).
- Professional drone photography is essential to capture the scale of acreage and views.
- Ensure all unapproved structures (sheds, decks) are regularized before listing.
- Market the 'lifestyle'—emphasize the proximity to cafes and the community feel.
- Spring is the peak selling season when gardens look their best.
📣 Positioning Tips
Position the property as a 'turn-key' lifestyle retreat. In a market like Kurrajong, buyers are often looking for an escape from urban stress and will pay a premium for properties that require no immediate work.
💼 Investment Case
A long-term capital growth play with low vacancy but high entry costs.
⚠️ Investment Risks
High maintenance, environmental vulnerability, and low rental yields.
📈 Action Plan
- Focus on smaller residential lots near the village for better yield.
- Ensure the property has NBN Fixed Wireless or Starlink capability for remote workers.
- Maintain a significant maintenance sinking fund for rural infrastructure.
- Target the 'executive rental' market—families relocating for work.
🔑 Renter Tips
- Be prepared to provide references showing experience with tank water/septic systems.
- Secure a property with a fireplace or reverse-cycle AC for cold winters.
- Check mobile reception during the inspection; it can be patchy in valleys.
🏘️ What Renters Love Here
Peace, quiet, and a high-quality environment for children.
⚠️ Renter Watch-Outs
Lack of public transport and high heating costs in winter.
🏢 Landlord Strategy
- Include regular gutter cleaning and fire-break maintenance in the lease.
- Provide a 'manual' for the property covering septic and water management.
- Install high-quality heating solutions to attract long-term tenants.
📋 Compliance & Management
Ensure the property meets all NSW smoke alarm and swimming pool safety regulations, which are strictly enforced.
🤝 Agent Insights
- The market is driven by 'emotional' buyers rather than 'analytical' investors.
- Stock levels are historically low, leading to competitive bidding for prime views.
- Local knowledge is vital; buyers will ask detailed questions about fire history.
🎯 Marketing Angles
The 'Ultimate Tree-Change', 'Heritage Charm meets Modern Luxury', 'Acreage with a Village Heart'.
👤 Target Buyer Profile
Hills District families upscaling, Inner West professionals seeking space, and local downsizers moving from large acreage to village cottages.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a formal Bushfire Assessment Report.
✓
Conduct a thorough pest inspection (termites are a high risk in timbered areas).
✓
Check the Hawkesbury Council LEP for any future road widening or zoning changes.
✓
Verify the capacity and structural integrity of all water tanks.
✓
Test the water quality if the property relies on a bore.
✓
Inspect the condition of the septic tank and absorption trenches.
✓
Confirm NBN/Internet availability and speed.
✓
Review the Section 10.7 Certificate for all planning overlays.
✓
Check for any 'Significant Vegetation' overlays that prevent tree removal.
✓
Assess the driveway condition; steep or unsealed drives can be high-maintenance.
✓
Verify all outbuildings (sheds, studios) have Council approval.
✓
Obtain multiple insurance quotes to ensure the property is insurable at a reasonable rate.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-31 and contains estimates for the current market. Property investment involves risk. This information is general in nature and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before purchasing.
