Peter Brack
24 McRae Place, Turramurra, NSW 2074
Contact Agent
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Open Saturday 27 June 12:30 pm Auction Saturday 18 July 2:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Turramurra — Ku-ring-gai Country
Originally a source of timber and later an orchard district, Turramurra transformed into a premier residential suburb following the extension of the North Shore railway line. The early 20th century saw the construction of grand Federation and Inter-war estates that still define the suburb's character.
Today, it is a high-income family stronghold known for its 'leafy' aesthetic, oversized blocks, and a growing precinct of modern apartments near the transport hub.
Overall Score
8.6
A top-tier Sydney suburb offering exceptional lifestyle quality for high-income families.
Aboriginal Name
Turramurra— "High hill, big hill, or small watercourse"
Name Origin
Derived from the Aboriginal word describing the local geography, formally adopted when the railway arrived.
Established
Gazetted 1922; Railway opened 1890
Canopy Cover
One of Sydney's highest percentages of tree canopy cover.
Education Hub
Home to top-tier public and private schooling corridors.
TOD Zone
Designated as a Transport Oriented Development precinct for increased density.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady demand for premium houses, though apartment supply is increasing near the rail line.
Amenity
8.5
Excellent local village shopping, cafes, and proximity to major regional hubs like Hornsby and Macquarie Park.
Schools
9.7
Access to some of the highest-ranking public and private schools in the state.
Transport
8.2
Strong rail links to the CBD and Chatswood, though Pacific Highway congestion remains a factor.
Risk Profile
5.5
Lowered by bushfire zones and heritage restrictions that complicate property improvements.
Liveability
9.2
High quality of life with abundant green space, low crime, and community-focused atmosphere.
Demographics
9.4
Affluent professional population with high rates of tertiary education and home ownership.
Rental Demand
7.8
Strong demand for family homes and modern apartments from professionals and school-seeking families.
Growth Potential
7.5
Supported by the TOD rezoning which increases land value for properties near the station.
Affordability
2.5
Significant barrier to entry with house medians well above the Sydney metropolitan average.
Crime & Safety
9.1
Statistically one of the safest residential areas in the Greater Sydney region.
Walkability
6.4
High walkability within the station precinct, but very low in the hilly peripheral streets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$3,180,000
Estimated March 2026
Median Unit
$1,120,000
Modern 2-bed average
5yr Growth
42%
Total capital gain
Bushfire Zone
High Risk
In peripheral pockets
CBD Commute
42 mins
Via T1 North Shore Line
Family Ratio
78%
Households with children
✅ Key Advantages
- Exceptional educational catchment including Turramurra High and proximity to Pymble Ladies' College.
- Large, private allotments often exceeding 900sqm in established areas.
- Strong sense of community with high-quality local parks and sporting facilities.
- Direct rail access to Sydney CBD, North Sydney, and Chatswood.
- High historical capital growth and resilience during market downturns.
⚠️ Key Watch-Outs
- Strict Heritage Conservation Areas (HCAs) can prevent modern renovations or subdivisions.
- Properties bordering Lane Cove National Park face extreme bushfire regulations (BAL ratings).
- Significant traffic congestion on the Pacific Highway during peak hours.
- Increasing apartment density near the station may impact local parking and privacy for adjacent homes.
- High entry price point makes it inaccessible for most first-home buyers.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Aristocratic
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached dwellings with a growing corridor of mid-rise luxury apartments.
Dominant dwelling stock.
💰 Price Range
$1.0m (Units) – $6.5m+ (Estates)
Typical entry to ceiling.
💡 Why It Matters
Turramurra represents the quintessential North Shore 'aspirational' move. It balances traditional prestige with modern infrastructure upgrades, making it a defensive asset for long-term wealth.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$3,180,000
$2.6m – $5.5m
🏢 Unit Median
$1,120,000
$850k – $1.8m
📈 Price Trend
+4.8% over the last 12 months
12-month movement
🔑 Weekly Rents
Houses $1,350pw, Units $780pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
While house prices have stabilised after the 2021-2023 surge, the scarcity of land keeps valuations high. Units offer a more accessible entry point but face more competition from new supply.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
115% above Sydney metro median
Price comparison
📋 Income Ratio
12.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% - 3.5% gross
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Turramurra is one of Sydney's least affordable suburbs. Buyers typically rely on significant existing equity or high dual-professional incomes.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Corporate families relocating for schools and downsizing locals seeking luxury apartments.
💼 Investor Outlook
Capital growth is the primary play here rather than yield. The rental market is tight, particularly for 4+ bedroom homes in school catchments.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+15.6%
3-Year Growth
+41.3%
5-Year Growth
📍 Growth Drivers
- NSW Government TOD (Transport Oriented Development) rezoning allowing 6-storey heights near station.
- Continued demand for elite private school proximity.
- Limited supply of large residential blocks in the North Shore corridor.
- Ongoing upgrades to the Turramurra Village precinct and community facilities.
⛔ Headwinds
- Higher for longer interest rates impacting the $3m+ mortgage segment.
- Increased apartment supply potentially diluting unit capital growth in the short term.
- Rising construction costs for renovating heritage-listed properties.
🔮 5-Year Outlook
Expect steady capital appreciation for houses. The station precinct will undergo significant visual transformation as older low-rise blocks are replaced by higher-density luxury apartments.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
45% below NSW state average crime rate
Relative comparison
Risk Categories
Break and Enter: Low
Property Damage: Low
Personal Safety: Very Low
📋 What to Check Locally
Standard residential security is sufficient. Most incidents are opportunistic; ensure garages and vehicles are locked.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is bushfire for properties on the suburb fringes. Regulatory risk is high due to heritage and tree preservation orders.
🌊 Flood Risk
Low risk generally, though some localized overland flow issues exist near steep gullies.
🔥 Bushfire Risk
High risk for properties bordering Lane Cove National Park and North Turramurra. BAL ratings will apply.
🏦 Insurance Impact
Expect higher premiums for properties in designated bushfire prone areas.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential & R4 High Density (near station)
🔲 Overlays
Heritage Conservation Area (HCA), Biodiversity/Terrestrial Flora, Bushfire Prone Land.
🏗️ Development Hotspots
Within 400m of Turramurra Station under the 2024 TOD SEPP.
Zoning changes are currently the biggest driver of land value. Understanding if a property falls within the new 6-storey height limit zone is critical for valuation.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access; bus services connect to Macquarie Park and St Ives.
🛍️ Amenity & Retail
Turramurra Plaza and local village shops provide high-quality daily needs.
🌲 Parks & Recreation
Exceptional access to Lane Cove National Park and local ovals like Karuah Park.
🏫 Schools
A primary driver for the suburb; home to highly-regarded Turramurra Public and High schools.
🏥 Healthcare
Close proximity to Sydney Adventist Hospital (The San) and Hornsby Ku-ring-gai Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A highly educated, affluent demographic consisting largely of established families and older professionals.
💵 Median Income
$3,250 per week (Household)
🏠 Ownership
75% owner-occupied, 25% renting
🎂 Age Profile
Median age 42
🎓 Education
62% of residents hold a Bachelor degree or higher.
📊 Age Distribution
The high owner-occupancy and income levels ensure property maintenance remains high and the market remains resilient to economic shocks.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Turramurra Village Hub and the State Government's TOD program are the most significant changes.
📈 Positive Impacts
- Modernization of retail and community library facilities.
- Increased housing diversity for downsizers.
- Improved public plaza and pedestrian safety near the station.
📉 Negative Impacts
- Increased traffic congestion during construction phases.
- Loss of some character homes within the 400m station radius.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Wahroonga
Position
North
Price
Slightly higher
Lifestyle
More 'village' feel with more private schools.
Best for
Prestige buyers seeking estate-style living.
📍Pymble
Position
South
Price
Similar
Lifestyle
More undulating terrain, dominated by Pymble Ladies' College.
Best for
Families with daughters attending PLC.
📍South Turramurra
Position
South-West
Price
20% lower
Lifestyle
No rail access, very quiet, surrounded by bushland.
Best for
Younger families seeking entry-level houses.
📍Warrawee
Position
North
Price
Higher
Lifestyle
Exclusively residential, very quiet, no shops.
Best for
Privacy seekers wanting a 'dress circle' address.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Beecroft
NSW
8.4/10
Leafy, heritage-rich, top schools, and on a rail line.
Camberwell
VIC
8.8/10
Prestigious, high-income families, elite schooling, and leafy streets.
Taringa
QLD
8.2/10
Hilly, green, close to universities and top schools with rail.
Killara
NSW
8.7/10
Directly comparable North Shore suburb with similar school focus.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the safety, greenery, and educational opportunities above all else, though some express concern over increasing density.
★★★★★
Family Environment
It's the perfect place to raise children; the parks are safe and the schools are second to none.
Safety
Schools
★★★★☆
Transport
The train is reliable for getting into the city, but the Pacific Highway is a nightmare if you leave after 7:30 AM.
Rail
Traffic
★★★★★
Community
We love the local cafes and the sense of space. You actually know your neighbours here.
Community
Lifestyle
★★★☆☆
Development
The new apartments are changing the feel of the station area. I worry about the loss of the old trees.
Density
Character
★★★★☆
Capital Growth
The land value here is incredible. Even with higher rates, the demand for houses never seems to drop.
Growth
Yield
★★★★☆
Affordability
Rents are high, but it's worth it to be in the catchment for Turramurra High.
Rent Cost
School Access
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'high side' of the street for better drainage and street appeal.
- Verify if the property is in a Heritage Conservation Area (HCA) before planning any exterior changes.
- Check the Bushfire Attack Level (BAL) rating if the property is near the national park; this affects insurance and renovation costs.
- Look for properties within walking distance to the station but at least two blocks back to avoid rail noise.
- Investigate the specific school catchment boundaries as they are strictly enforced.
- Consider 'unrenovated' homes on large blocks as they offer the best long-term value-add potential.
❓ Questions to Ask the Agent
- Is this property located within a Heritage Conservation Area or is it individually heritage listed?
- What is the specific Bushfire Attack Level (BAL) rating for this site?
- Are there any registered easements or overland flow paths on the title?
- Does this property fall within the 400m Transport Oriented Development (TOD) rezoning area?
- What are the current school catchment zones for both primary and secondary?
- Have there been any recent structural reports or damp issues identified in the sub-floor?
- What is the history of the tree preservation orders on this specific block?
- Are there any planned major developments in the immediate street?
🏷️ Seller Strategy
- Highlight 'school catchment' status prominently in all marketing materials.
- Invest in professional landscaping; the 'leafy' look is a major selling point in Turramurra.
- Ensure all building and pest reports are ready upfront to facilitate fast offers from high-intent buyers.
- Stage the home to appeal to families, emphasizing multiple living areas and home office spaces.
- Address any minor maintenance issues that could be flagged in a BAL assessment if in a bushfire zone.
📣 Positioning Tips
Position the property as a 'generational home' that offers a blend of prestige, safety, and educational excellence. Focus on the lifestyle 'sanctuary' aspect.
💼 Investment Case
High-capital growth, low-yield strategy. Best suited for long-term equity building.
⚠️ Investment Risks
Low rental yields and high entry costs. Potential for temporary oversupply in the unit market.
📈 Action Plan
- Target older 2-bedroom units in small blocks with low strata fees.
- Look for houses with land value underwritten by TOD rezoning potential.
- Focus on properties within the Turramurra High School catchment.
- Maintain a significant cash buffer for high holding costs.
🔑 Renter Tips
- Be prepared with a full application and references; competition for houses is fierce.
- Check the heating/cooling of older homes as they can be poorly insulated.
- Ask about garden maintenance responsibilities for large blocks.
🏘️ What Renters Love Here
Access to top-tier public education and a safe, quiet environment.
⚠️ Renter Watch-Outs
High rental prices and limited availability of modern rental houses.
🏢 Landlord Strategy
- Allow pets to increase your pool of high-quality family applicants.
- Regularly maintain gutters and trees to mitigate bushfire and storm risks.
- Consider long-term leases (2+ years) for families wanting school stability.
📋 Compliance & Management
Ensure smoke alarms and bushfire ember protection are compliant with Ku-ring-gai Council standards.
🤝 Agent Insights
- The market is currently split between 'ready-to-move-in' luxury and 'land-value' development plays.
- Buyers are increasingly wary of BAL ratings and heritage restrictions.
- Off-market transactions are common for the $5m+ segment.
🎯 Marketing Angles
The 'Forever Home' in a 'Blue Chip' location.
👤 Target Buyer Profile
High-net-worth local upgraders and professional families relocating from the Lower North Shore or Inner West.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a formal Bushfire Assessment Report if near bushland.
✓
Conduct a detailed Heritage Search via Ku-ring-gai Council.
✓
Verify school catchment via the 'School Finder' NSW Education website.
✓
Check for Tree Preservation Orders (TPOs) that may restrict clearing.
✓
Review the Section 10.7 Certificate for planning overlays.
✓
Inspect the property during peak Pacific Highway traffic times to assess noise.
✓
Perform a CCTV pipe inspection to check for root intrusion in older clay pipes.
✓
Confirm the property's zoning under the Ku-ring-gai LEP 2015.
✓
Check for any 'Notice of Intention' for nearby developments on the Planning Portal.
✓
Assess the condition of the roof and gutters for ember protection suitability.
✓
Verify the presence of any asbestos in older Inter-war or Federation homes.
✓
Evaluate the slope of the land for potential drainage or retaining wall issues.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 kuringgai.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 abs.gov.au
🔗 education.nsw.gov.au
🔗 rfs.nsw.gov.au
⚠️ Important Disclaimer
This report contains estimated data and professional analysis for informational purposes only. It does not constitute financial or legal advice. Medians and growth figures are projections based on historical trends as of March 2026. Buyers should conduct independent due diligence and consult with qualified professionals before making any property purchase.
