Hornsby Heights
Investment Score
78
/100
AI Intelligence Summary
Hornsby Heights is an established, leafy residential suburb in Sydney's Upper North Shore, positioned 36km northwest of the CBD. This family-oriented community is distinguished by its bushland setting, surrounded by Berowra Valley Regional Park and natural reserves, offering residents a unique blend of suburban living and natural beauty. The suburb predominantly features detached houses on larger blocks, attracting families seeking space and tranquility while maintaining convenient access to Hornsby's commercial precinct and transport links. With a median house price around $1.8 million, Hornsby Heights appeals to affluent professionals and established families who value the area's prestigious North Shore location, excellent schools, and outdoor lifestyle opportunities. The community benefits from strong infrastructure including regular bus services to Hornsby Station, NBN connectivity, and proximity to quality amenities. The suburb's limited housing stock and desirable location have driven consistent capital growth over the past decade, making it an attractive proposition for both owner-occupiers and investors seeking long-term appreciation in a stable, well-established market.
Strengths
- •Premium North Shore location with bushland setting
- •Strong capital growth history and limited housing stock
- •Excellent transport links via Hornsby Station to Sydney CBD
- •High-quality local schools and family-friendly environment
Opportunities
- •Continued infrastructure development in Hornsby precinct
- •Growing demand for lifestyle properties post-COVID
- •Potential for selective infill development
- •Increasing value of bushland proximity as Sydney densifies
Considerations
- •High property prices limiting affordability
- •Limited public transport options beyond bus services
- •Potential bushfire risk due to surrounding bushland
- •Limited local employment opportunities requiring commuting
A decision, not just a search · Hornsby Heights
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$1.80M
+3.2% 1yr
$850K
+2.1% 1yr
$1.25M
$1,100/wk
$650/wk
42
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.2% | +18.5% | +42.8% |
| Unit | +2.1% | +15.2% | +35.6% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Hornsby Heights at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$1100/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$955/week
Land Tax Exposure
~60% of median price
Annual: $180
Annual: $16,980
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 8.6% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$81,390
After-tax yield
1.95%
Weekly holding cost
$955/wk
10yr CGT (est.)
$652,264
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
2,850
44
$125K
per annum
68.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
12
8
1
36.0 km
Nearest Station: Hornsby Station
Outdoor recreation focused with bushwalking, family activities, and community events, complemented by easy access to Hornsby's shopping and dining precinct.
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Data sourced from multiple sources. Last updated 27 March 2026.