Giovanni Di Mauro
21 Waratah Parade, Narraweena, NSW 2099
Contact Agent
6 3 4
Open Saturday 8 August 12:00 pm Auction Saturday 5 September 4:30 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Narraweena โ Guringai / Garigal Country
Originally part of the extensive Redman Estate, Narraweena remained largely rural until the post-WWII housing boom. It was developed primarily in the 1940s and 1950s to provide affordable housing for returning servicemen and their families.
A predominantly residential suburb characterized by a mix of original post-war cottages, significant mid-century renovations, and contemporary luxury rebuilds.
Overall Score
7.8
A high-performing family suburb that balances lifestyle with long-term capital stability.
Aboriginal Name
Narraweenaโ "A quiet place or honey flower"
Name Origin
Adopted from the local Aboriginal language when the area was subdivided for residential use.
Established
Gazetted 1927
Elevation
One of the highest points on the Northern Beaches, offering district and ocean views.
Housing Stock
High concentration of 500-700sqm blocks compared to neighboring Dee Why.
Greenery
Bordered by the Stony Range Regional Botanic Garden and various local reserves.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand as buyers are priced out of beachfront suburbs like Dee Why and Curl Curl.
Amenity
6
Good local shops but relies heavily on Brookvale and Dee Why for major retail.
Schools
8
Highly regarded local primary schools make it a magnet for young families.
Transport
5
Relies entirely on bus networks; lack of rail is a standard Northern Beaches constraint.
Risk Profile
7
Generally safe, though western fringes must account for bushfire management zones.
Liveability
8
High quality of life with low noise levels and excellent access to beaches and parks.
Demographics
8
Strongly family-oriented with a high percentage of professional couples.
Rental Demand
7
Consistently low vacancy rates due to the scarcity of family-sized rental homes.
Growth Potential
7
Solid prospects driven by 'knock-down rebuild' activity and gentrification.
Affordability
4
Expensive by national standards, but offers better value-per-square-metre than coastal neighbors.
Crime & Safety
9
Very low crime rates, typical of the Northern Beaches residential pockets.
Walkability
5
Hilly terrain and residential layout make it a car-dependent suburb for most errands.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Family Ratio
74%
Households with children
10yr Growth
6.8%
Average annual capital growth
Commute
45-55m
Bus to Sydney CBD
Beach Proximity
3.5km
Distance to Dee Why Beach
Development
Moderate
Increasing duplex conversions
Open Space
12%
Parkland and reserves
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Key Advantages
- Elevated positions often provide cooling sea breezes and district or ocean views.
- Larger block sizes compared to high-density coastal neighbors.
- Strong community feel with highly-rated local primary schools.
- Lower entry price point for houses relative to Dee Why and North Curl Curl.
- Quiet residential streets with minimal through-traffic in many pockets.
โ ๏ธ Key Watch-Outs
- Steep driveways and sloping blocks can increase construction and maintenance costs.
- Limited public transport options compared to B-Line corridors.
- Western edges are subject to Bushfire Attack Level (BAL) ratings.
- Local shopping strip is functional but lacks a major supermarket.
- Significant 'renovation noise' as the suburb undergoes gentrification.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Family Suburban
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached houses, increasing number of modern duplexes.
Dominant dwelling stock.
๐ฐ Price Range
$1.9m – $3.2m
Typical entry to ceiling.
๐ก Why It Matters
Narraweena represents the 'middle ground' of the Northern Beaches. It provides the space families crave without the extreme price premiums of the immediate beachfront, making it a primary target for second-home buyers.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$2,380,000
$1.95m – $3.1m
๐ข Unit Median
$1,150,000
$950k – $1.4m
๐ Price Trend
+5.8% over the last 12 months
12-month movement
๐ Weekly Rents
Houses $1,150pw, Units $750pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The median price has recovered strongly from the 2023 correction, driven by a lack of stock and the trend of buyers moving inland for larger land parcels.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
12% above Sydney metro house median
Price comparison
๐ Income Ratio
11.4x average household income
Median price รท median income
๐ณ Gross Yield
2.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the coast, Narraweena remains a high-barrier market requiring significant equity or high household income.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.1%
Lower = tighter market
โฑ๏ธ Days to Lease
18 days
Avg time on market
๐ Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
Very High
๐ค Tenant Profile
Young families and professionals seeking extra space for home offices.
๐ผ Investor Outlook
Yields are low, but capital growth prospects are strong. Investors should target houses with granny flat potential (STCA) to improve cash flow.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+18.5% cumulative
3-Year Growth
+36% cumulative
5-Year Growth
๐ Growth Drivers
- Gentrification through knock-down rebuilds.
- Spillover demand from overpriced coastal suburbs.
- Proximity to the Northern Beaches Hospital and medical precinct.
- Limited supply of detached housing in the 2099 postcode.
โ Headwinds
- Rising interest rates impacting high-mortgage coastal buyers.
- Increased construction costs for sloping sites.
- Potential for increased insurance premiums in bushfire-prone zones.
๐ฎ 5-Year Outlook
Expect steady outperformance of the broader Sydney market as Narraweena transitions from 'entry-level' to a premium family destination.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
40% below Sydney average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Public Nuisance: Low
๐ What to Check Locally
Standard residential precautions apply; the area is considered very safe for families and solo walkers.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Primary risks are environmental and topographical rather than social or economic.
๐ Flood Risk
Low risk; mostly elevated. Localized stormwater runoff issues on steep slopes during extreme rain.
๐ฅ Bushfire Risk
Moderate risk on western fringes near Beacon Hill and Cromer bushland reserves.
๐ฆ Insurance Impact
Generally standard, but properties in designated bushfire zones may see higher premiums.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R2 Low Density Residential
๐ฒ Overlays
Bushfire Prone Land, Sloping Site constraints.
๐๏ธ Development Hotspots
McIntosh Road corridor seeing some low-rise multi-dwelling interest.
Strict zoning preserves the family character but limits the potential for high-density capital gains.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Bus services connect to Dee Why, Manly, and the CBD. Car is the primary mode of transport.
๐๏ธ Amenity & Retail
Local shops on McIntosh Rd provide essentials; Warringah Mall is a 10-minute drive.
๐ฒ Parks & Recreation
Excellent access to Beverly Job Park and Narraweena Park.
๐ซ Schools
Narraweena Public and St John the Apostle are both highly regarded.
๐ฅ Healthcare
5-minute drive to Northern Beaches Hospital in Frenchs Forest.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A stable, affluent community of established families and upwardly mobile professionals.
๐ต Median Income
$115,000 pa (Household)
๐ Ownership
72% owner-occupied, 28% renting
๐ Age Profile
Median age 38
๐ Education
High; 35% with university degrees.
๐ Age Distribution
High owner-occupancy rates typically correlate with better property maintenance and community stability.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Limited large-scale development; focus is on private residential upgrades.
๐ Positive Impacts
- Ongoing upgrades to Northern Beaches Hospital precinct nearby.
- Local council parkland rejuvenation projects.
- Incremental improvement in local retail offerings.
๐ Negative Impacts
- Construction noise and traffic from residential rebuilds.
- Pressure on street parking near school zones.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Dee Why
Position
East
Price
Units cheaper, Houses more expensive
Lifestyle
High-density, beach-focused, busy.
Best for
Young singles and beach lovers.
๐Beacon Hill
Position
West
Price
Similar
Lifestyle
Higher elevation, more bushland, quieter.
Best for
Families seeking views and privacy.
๐Cromer
Position
North
Price
Slightly cheaper
Lifestyle
Mix of industrial and residential, flat land.
Best for
First home buyers and tradespeople.
๐Brookvale
Position
South
Price
Cheaper
Lifestyle
Commercial hub, breweries, less suburban.
Best for
Investors and urban professionals.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Frenchs Forest
NSW
8/10
Family focus, similar price point, near hospital.
Allambie Heights
NSW
8.2/10
Elevated, quiet, 1950s-60s housing stock.
Engadine
NSW
7.2/10
Family stronghold, bushfire interface, value-driven.
Elanora Heights
NSW
7.5/10
Elevated, ocean glimpses, residential focus.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the suburb for its safety, 'old school' community feel, and the fact that it is close to everything without being in the middle of the coastal chaos.
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Family Life
The best place to raise kids on the beaches. The primary school is fantastic and we actually know our neighbors.
Community
Schools
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Renovation
Bought an old cottage to renovate. The block is steep which made the deck expensive, but the views are worth it.
Views
Construction Cost
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Transport
The bus to the city is okay but I wish we were closer to the B-Line. It's a bit of a hike up the hill from the stop.
Transport
Hilly
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Peace and Quiet
I've seen the suburb change so much, but it still feels like a quiet pocket away from the Dee Why crowds.
Quiet
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Investment
Never had a problem finding tenants. Families want to be in the school catchment area.
Demand
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Lifestyle
Close enough to the breweries in Brookvale and the beach, but much more affordable to buy a house here.
Proximity
Value
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize the 'Golden Triangle' pocket for the best walkability to schools and shops.
- Always get a detailed survey to understand easement locations on sloping blocks.
- Check the Bushfire Attack Level (BAL) if the property borders a reserve.
- Look for properties with 'ocean glimpses' that can be maximized with a second-story addition.
- Don't underestimate the cost of driveway or retaining wall repairs on steep sites.
- Verify school catchment boundaries as they are strictly enforced.
โ Questions to Ask the Agent
- Is the property located in a designated bushfire-prone zone?
- Are there any significant easements or sewer lines that would prevent a pool or extension?
- What are the results of the most recent land survey regarding the boundaries?
- Has the property ever had issues with stormwater runoff from the street or neighbors?
- What is the current school catchment for this specific address?
- Are there any known structural issues related to the slope of the land?
- How many offers have been made, and what are the current vendor expectations?
๐ท๏ธ Seller Strategy
- Highlight any district or ocean views in marketing photography.
- Ensure gardens are well-landscaped; buyers in this area value usable outdoor space.
- Provide a pre-sale building and pest report to speed up the negotiation process.
- Showcase the potential for a home office or granny flat.
- Target young families from the lower Northern Beaches looking for more land.
๐ฃ Positioning Tips
Position the property as a 'forever home' with growth potential. Emphasize the quiet, safe street culture and the proximity to high-quality education.
๐ผ Investment Case
Narraweena is a capital growth play rather than a yield play.
โ ๏ธ Investment Risks
Low yields and high entry costs; maintenance on older cottages can be frequent.
๐ Action Plan
- Target original cottages on 600sqm+ blocks.
- Assess the feasibility of adding a granny flat to boost yield.
- Focus on properties within 500m of Narraweena Public School.
- Consider a minor cosmetic renovation to attract high-quality family tenants.
๐ Renter Tips
- Be prepared for steep driveways; check if your car can handle the gradient.
- Look for houses with north-facing backyards for better winter light.
- Check bus schedules if you don't have a car.
๐๏ธ What Renters Love Here
Quiet streets and plenty of space for children.
โ ๏ธ Renter Watch-Outs
Older houses can be poorly insulated and cold in winter.
๐ข Landlord Strategy
- Maintain the garden; it is a key selling point for family tenants.
- Ensure heating/cooling is adequate for the elevated, breezy position.
๐ Compliance & Management
Standard NSW residential tenancy laws apply; ensure smoke alarms and pool fencing meet current standards.
๐ค Agent Insights
- Stock levels are traditionally tight; buyers are often frustrated by lack of choice.
- The 'renovator' market is very active here.
๐ฏ Marketing Angles
The 'Value Alternative to the Coast' and 'Elevated Family Living'.
๐ค Target Buyer Profile
Upsizing families from Dee Why/Manly and professional couples planning for children.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Confirm Bushfire Attack Level (BAL) rating.
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Order a detailed land survey for slope and boundaries.
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Check Northern Beaches Council LEP for R2 zoning restrictions.
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Inspect retaining walls for structural integrity.
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Verify school catchment via the NSW Department of Education portal.
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Check for any heritage conservation overlays (rare but possible).
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Assess the condition of the roof and guttering for heavy rain capacity.
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Review the Section 10.7 certificate for any planned infrastructure works.
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Test for asbestos if the house was built prior to 1990.
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Evaluate the driveway gradient for vehicle access and safety.
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Check NBN availability and connection type.
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Review local crime statistics via BOCSAR.
๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ northernbeaches.nsw.gov.au
๐ abs.gov.au
๐ planningportal.nsw.gov.au
๐ education.nsw.gov.au
๐ bocsar.nsw.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-31. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any property purchase.
