Marcus Bentivoglio
19 Avery Street, Normanhurst, NSW 2076
Auction, Contact Agent
4 2 2
Open Saturday 6 June 12:30 pm Auction Saturday 20 June 9:00 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Normanhurst โ Darug and Guringai Country
Originally known as Upper Warrawee, the area was renamed in honor of Norman Selfe in the late 19th century. It developed as a residential suburb following the expansion of the Northern railway line, attracting wealthy families seeking larger allotments.
Today, Normanhurst is a quiet, high-socioeconomic residential area known for its 'school-belt' status and large, established gardens.
Overall Score
8
A premier family suburb with exceptional safety and education, though limited by high entry costs.
Name Origin
Named after Norman Selfe, a prominent engineer and architect who campaigned for the railway station.
Established
Gazetted 1927
Railway History
The station opened in 1887, originally called Hornsby.
Education Hub
Home to one of NSW's top-performing selective schools.
Green Space
Bordered by the extensive Berowra Valley National Park.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by families seeking school catchments, despite broader economic shifts.
Amenity
7
Good local shops and cafes, though residents often travel to nearby Hornsby for major retail.
Schools
10
Exceptional access to top-tier public, selective, and private schools.
Transport
7
Reliable rail link to the CBD and Macquarie Park, though parking at the station is constrained.
Risk Profile
6
Bushfire and traffic noise are the primary concerns for specific pockets.
Liveability
9
High quality of life with abundant greenery, low noise (away from main roads), and strong community feel.
Demographics
9
Dominated by high-income professional families and established couples.
Rental Demand
8
Strong demand for family-sized homes, particularly within the Normanhurst Public catchment.
Growth Potential
7
Consistent long-term capital growth supported by land scarcity and educational prestige.
Affordability
3
Well above the Sydney median, making it inaccessible for many first-home buyers.
Crime & Safety
9
One of the safest suburbs in the Northern Sydney region with very low incident rates.
Walkability
5
Hilly terrain and residential layout make it car-dependent for most daily errands.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,450,000
Estimated March 2026
5yr Growth
42%
Cumulative house growth
Family Ratio
82%
Households with children
Safety Rank
Top 10%
NSW safety percentile
CBD Commute
45-50 min
Via T9 Northern Line
Bushfire Zone
High Risk
Western fringe properties
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Key Advantages
- Exceptional school catchments including Normanhurst Public and Normanhurst West.
- Proximity to elite private schools like Loreto Normanhurst and Barker College.
- Quiet, safe, and community-oriented streets with minimal through-traffic.
- Large block sizes often exceeding 700sqm, ideal for family living.
- Excellent access to nature trails and the Berowra Valley National Park.
โ ๏ธ Key Watch-Outs
- Significant price premium for properties within specific school catchment zones.
- Heavy traffic congestion on Pennant Hills Road during peak hours.
- Strict heritage and tree preservation orders can complicate renovations.
- Limited local nightlife or high-end dining options within the suburb itself.
- High maintenance costs for older homes on large, sloping blocks.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Family Sanctuary
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached single and double-storey houses, with limited townhouses near the station.
Dominant dwelling stock.
๐ฐ Price Range
$1.8m – $3.5m+
Typical entry to ceiling.
๐ก Why It Matters
Normanhurst serves as a critical 'middle-ground' for families who want the prestige of the Upper North Shore without the extreme price tags of Wahroonga or Turramurra, while maintaining superior school access.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$2,450,000
$1.9m – $3.8m
๐ข Unit Median
$1,150,000
$950k – $1.4m
๐ Price Trend
+5.8% past 12 months
12-month movement
๐ Weekly Rents
Houses $950pw, Units $700pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The market is tightly held with low turnover. Buyers often pay a 'catchment tax' for homes that guarantee entry into the most desirable local schools.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
22% above Sydney metro median
Price comparison
๐ Income Ratio
11.5x average household income
Median price รท median income
๐ณ Gross Yield
2.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Normanhurst is an expensive market where buyers typically require significant equity or high dual-incomes. It is not a traditional entry-point suburb.
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% pa
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
Professional families relocating for school catchments and corporate relocations.
๐ผ Investor Outlook
Low yields are offset by strong capital growth prospects and extremely low vacancy. The target tenant is highly stable and reliable.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+18.5% cumulative
3-Year Growth
+42% cumulative
5-Year Growth
๐ Growth Drivers
- Continued demand for high-performing public school catchments.
- Limited new supply due to restrictive zoning and lack of developable land.
- Infrastructure improvements to the M1 and NorthConnex reducing heavy vehicle surface traffic.
- Ongoing gentrification as older residents downsize and young families renovate.
โ Headwinds
- High interest rate sensitivity due to large mortgage sizes.
- Increasing insurance premiums for bushfire-prone properties.
- Limited scope for high-density development to drive rapid value changes.
๐ฎ 5-Year Outlook
Expect steady, moderate growth that outperforms the broader Sydney market during downturns due to the 'sticky' nature of school-driven demand.
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
Break and Enter: Low Property Damage: Low Assault: Very Low
๐ What to Check Locally
Standard home security is usually sufficient; the area is popular with families and has a high level of passive surveillance from neighbors.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary physical risk is bushfire for properties on the western fringe. Financial risk is centered on overpaying for school catchments.
๐ Flood Risk
Low risk; the suburb is elevated. Some localized overland flow issues in steep driveways.
๐ฅ Bushfire Risk
High risk for properties adjacent to Berowra Valley National Park. BAL ratings may apply.
๐ฆ Insurance Impact
Expect higher premiums for properties within 100m of bushland.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R2 Low Density Residential
๐ฒ Overlays
Heritage Conservation Areas and Significant Vegetation/Tree Preservation.
๐๏ธ Development Hotspots
Minor townhouse infill near the railway station and Pennant Hills Road.
Strict planning controls preserve the leafy character but make it difficult to add value through significant extensions or subdivisions.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Train station provides direct access to CBD and Epping; bus routes serve local schools.
๐๏ธ Amenity & Retail
Small village center with essentials; close to Hornsby Westfield for major shopping.
๐ฒ Parks & Recreation
Excellent access to Davidson Park and Berowra Valley walking tracks.
๐ซ Schools
The suburb's strongest asset, featuring top-tier public and private options.
๐ฅ Healthcare
Close proximity to Hornsby Ku-ring-gai Hospital and Sydney Adventist Hospital.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
An affluent, educated community with a high proportion of professionals and managers.
๐ต Median Income
$135,000 pa (household)
๐ Ownership
85% owner-occupied (including with mortgage), 15% renting
๐ Age Profile
Median age 41
๐ Education
65% with Bachelor degree or higher
๐ Age Distribution
The high owner-occupancy rate and family focus create a stable, long-term community with high pride of ownership.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Limited large-scale development; focus is on infrastructure and school upgrades.
๐ Positive Impacts
- Upgrades to Normanhurst Station for better accessibility.
- Ongoing investment in local public school facilities.
- NorthConnex continuing to divert through-traffic from local roads.
๐ Negative Impacts
- Construction noise from localized residential renovations.
- Temporary traffic disruptions during road maintenance.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Wahroonga
Position East
Price 20-30% more expensive
Lifestyle More prestigious, larger estates, more formal gardens.
Best for Ultra-high-net-worth families.
๐Thornleigh
Position South
Price 10-15% cheaper
Lifestyle More industrial/commercial pockets, slightly smaller blocks.
Best for Value-seeking families.
๐Hornsby
Position North
Price Units cheaper, houses similar
Lifestyle Urban hub, high-density living, major retail center.
Best for Commuters and apartment seekers.
๐Waitara
Position North-East
Price Significantly cheaper (mostly units)
Lifestyle High-density apartment living, very little backyard space.
Best for First home buyers and investors.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Beecroft
NSW
9/10
Leafy, school-focused, high-income family demographic.
Cheltenham
NSW
9/10
Exclusive enclave with top-tier school catchments and rail access.
Oatley
NSW
8/10
Strong community feel, safe, and surrounded by nature/water.
Mont Albert
VIC
8/10
Established leafy streets, high-performing schools, and rail links.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents prize the suburb for its safety and the 'village' atmosphere where neighbors know each other. It is widely considered the ideal place to raise children on the North Shore.
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Family Life
We moved here for the schools and stayed for the community. It's the kind of place where kids still play in the street.
Safe Community
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Transport
The train is reliable, but parking at the station is a nightmare after 7:30 AM. I usually walk or get dropped off.
Train Link Parking
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Maintenance
The gardens are beautiful but a lot of work. The hills can be tough as you get older, but I love the birdlife.
Nature Hilly
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Affordability
It took us two years to save the deposit to even get a look-in here. The competition at auctions is brutal.
Expensive Competitive
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Local Shops
The local cafe scene is small but excellent. Everyone supports local business here.
Loyal Community Vibe
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Education
Having Normanhurst Boys and Loreto right here is a huge advantage. We don't have to travel for quality education.
Schools Convenience
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties on the 'east' side of Pennant Hills Road for better station access.
- Verify school catchment boundaries via the School Finder website before bidding.
- Budget for a high-quality building and pest inspection, focusing on termite history.
- Check the BAL (Bushfire Attack Level) rating for any property near the national park.
- Look for homes with north-to-rear aspects to maximize natural light in hilly areas.
- Be prepared to act quickly; well-priced family homes sell in under 21 days.
โ Questions to Ask the Agent
- Is this property within the Normanhurst Public or Normanhurst West catchment?
- What is the BAL rating for this specific address?
- Are there any heritage conservation restrictions on renovations or extensions?
- Has the property ever been affected by overland flow during heavy rain?
- What are the most recent comparable sales within 500 meters?
- Is there any planned infrastructure or development nearby that will impact traffic?
- How old is the roof and has it been inspected for structural integrity recently?
๐ท๏ธ Seller Strategy
- Highlight school catchment status prominently in all marketing materials.
- Invest in professional landscaping; garden appeal is a major driver in this suburb.
- Ensure all minor repairs are completed; buyers in this price bracket expect turnkey quality.
- Consider an off-market campaign first to tap into the high number of active local buyers.
- Provide a pre-sale building and pest report to build buyer confidence.
๐ฃ Positioning Tips
Position the property as a 'forever home' with a focus on safety, education, and lifestyle. Emphasize the proximity to transport and the quiet nature of the street.
๐ผ Investment Case
A long-term capital growth play rather than a cash-flow strategy.
โ ๏ธ Investment Risks
Low yields and high entry costs; potential for high maintenance on older dwellings.
๐ Action Plan
- Target 3-4 bedroom houses within 1km of the station.
- Focus on the Normanhurst West Public catchment which is highly prized.
- Consider properties with granny flat potential (STCA) to boost yield.
- Maintain the garden to a high standard to attract premium tenants.
๐ Renter Tips
- Apply with a complete profile; competition for houses is intense.
- Highlight stable employment and long-term intentions.
- Check the proximity to the train line for noise if you are a light sleeper.
๐๏ธ What Renters Love Here
Access to top-tier public schools and a safe environment for children.
โ ๏ธ Renter Watch-Outs
Rents are high and stock is limited; many houses are older and may have poor insulation.
๐ข Landlord Strategy
- Allow pets to significantly increase your pool of high-quality applicants.
- Install efficient heating and cooling to meet modern tenant expectations.
- Regularly prune large trees to prevent storm damage and satisfy insurance.
๐ Compliance & Management
Ensure full compliance with NSW smoke alarm and swimming pool fencing legislation.
๐ค Agent Insights
- The market is driven by 'school-cycle' buyers who plan to stay for 10-15 years.
- Stock levels remain chronically low, keeping prices resilient.
- Buyers are increasingly wary of bushfire zones due to rising insurance costs.
๐ฏ Marketing Angles
The 'Education Capital' of the North Shore; A safe haven for growing families.
๐ค Target Buyer Profile
Upsizing families from the Inner West or lower North Shore looking for space and schools.
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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 school catchment via education.nsw.gov.au.โ
Order a formal Bushfire Risk Assessment if near the valley.โ
Check the Section 10.7 Certificate for planning overlays.โ
Inspect for termite activity (common in leafy North Shore areas).โ
Verify the presence of any Significant Tree Register entries on the lot.โ
Test for lead paint or asbestos if the home is pre-1980s.โ
Assess traffic noise levels during peak school drop-off/pick-up times.โ
Check for any easements on the title that restrict building.โ
Review the Hornsby Council DCP for local building height limits.โ
Evaluate the slope of the land for future drainage or construction costs.โ
Confirm the functionality of the sewer and stormwater systems.โ
Check mobile reception and NBN technology type (FTTP vs FTTN).๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ hornsby.nsw.gov.au ๐ planningportal.nsw.gov.au ๐ abs.gov.au ๐ education.nsw.gov.au ๐ rfs.nsw.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with professionals before making any property purchase.
