South Turramurra
Investment Score
78
/100
AI Intelligence Summary
South Turramurra is an affluent, family-oriented suburb located in Sydney's prestigious Upper North Shore, approximately 22km north of the CBD. This exclusive residential enclave is characterized by spacious detached homes on large blocks, attracting high-income families seeking quality education, lifestyle amenities, and natural beauty. The suburb benefits from excellent connectivity via Turramurra railway station, proximity to top-tier public and private schools including Turramurra High School, and abundant recreational facilities including the renowned Turramurra Golf Course and Country Club. With its tree-lined streets, low-density housing, and strong community spirit, South Turramurra represents one of Sydney's most desirable residential addresses. The area maintains a diverse population with significant Asian Australian representation, reflecting the multicultural nature of modern Sydney's affluent suburbs. Property values remain robust despite broader market corrections, supported by limited housing stock and consistent demand from families prioritizing education and lifestyle amenities.
Strengths
- •Premium Upper North Shore location with excellent prestige
- •Outstanding educational facilities and school catchments
- •Strong transport connectivity to Sydney CBD via North Shore rail line
- •Abundant parkland, golf course access, and recreational amenities
Opportunities
- •Continued infrastructure investment in North Shore region
- •Growing demand from international buyers seeking quality education
- •Potential for luxury home renovations and extensions
- •Development of local village amenities and services
Considerations
- •Very high property prices limiting affordability
- •Limited commercial and retail infrastructure requiring travel
- •Restricted development opportunities due to zoning
- •Potential for market volatility in premium segments
A decision, not just a search · South Turramurra
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
$2.85M
+3.2% 1yr
$1.45M
+2.1% 1yr
$2.10M
$1,550/wk
$950/wk
42
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.2% | +18.5% | +45.2% |
| Unit | +2.1% | +15.8% | +38.9% |
Rental Yields
House Yield
2.8%
Unit Yield
3.4%
Townhouse Yield
3.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for South Turramurra 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.
$1550/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$1,629/week
Land Tax Exposure
~60% of median price
Annual: $10,260
Annual: $27,060
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 9.0% 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)
$139,140
After-tax yield
1.71%
Weekly holding cost
$1629/wk
10yr CGT (est.)
$1.14M
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
3,200
42
$165K
per annum
68.0%
58.0%
52.0%
2.8%
45.0%
Dwelling Mix
Lifestyle & Community
25
8
1
22.0 km
Nearest Station: Turramurra Station
Premium lifestyle featuring golf course access, bushwalking trails, quality dining in nearby Turramurra village, excellent schools, and strong community sporting clubs and groups
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Data sourced from multiple sources. Last updated 11 April 2026.