Turramurra
Investment Score
78
/100
AI Intelligence Summary
Turramurra stands as one of Sydney's most prestigious Upper North Shore suburbs, offering an exceptional blend of leafy tranquility, educational excellence, and sophisticated lifestyle amenities just 15km from the CBD. With a median house price of $2,850,000, this established suburb attracts affluent families seeking quality schools, spacious properties, and a strong sense of community. The area's natural bushland setting, combined with excellent connectivity via Turramurra Station on the North Shore Line, provides residents with the perfect balance between peaceful suburban living and urban convenience. The suburb's outstanding school rating of 9/10 reflects its reputation as an education hub, home to highly regarded public and private institutions that draw families from across Sydney. Turramurra's village atmosphere centers around its boutique shopping precinct along the Pacific Highway, featuring quality cafes, specialty stores, and essential services. The demographic profile skews toward established professionals and families, with a median household income of $98,000 supporting the area's premium property values. From an investment perspective, Turramurra presents a solid proposition with an investment score of 78/100 and growth potential of 75/100. While the rental yield of 2.8% reflects the capital growth-focused nature of the market, the exceptionally low vacancy rate of 1.2% demonstrates consistent rental demand. The suburb's enduring appeal is underpinned by limited housing stock, prestigious reputation, and proximity to major employment centers. With a safety rating of 9/10 and walkability score of 72/100, Turramurra offers an enviable lifestyle for those seeking a secure, family-oriented environment with excellent amenities and strong long-term capital appreciation potential.
Strengths
- •Exceptional school rating of 9/10 with access to premium public and private educational institutions
- •Outstanding safety rating of 9/10, providing a secure family-friendly environment
- •Strong capital growth history with median house prices at $2,850,000 reflecting premium market position
- •Excellent connectivity with Turramurra Station offering direct rail access to Sydney CBD in approximately 30 minutes
Opportunities
- •Strong renovation and extension market for older homes to maximize value in premium location
- •Growing demand for quality rental properties from families relocating for school access
- •Potential for luxury unit developments near station precinct to meet downsizer demand
- •Continued infrastructure improvements on North Shore Line enhancing connectivity and appeal
Considerations
- •Premium entry prices with median house at $2,850,000 limiting accessibility for first-home buyers
- •Low rental yield of 2.8% may not suit investors seeking immediate cash flow returns
- •Limited housing stock and established nature of suburb restricts new development opportunities
- •Competition from nearby Upper North Shore suburbs offering similar amenities at varied price points
A decision, not just a search · 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
+8.5% 1yr
$1.25M
+6.2% 1yr
$1.95M
$1,550/wk
$650/wk
28
1.2%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +45.0% |
| Unit | +6.2% | +18.5% | +38.0% |
Rental Yields
House Yield
2.8%
Unit Yield
4.2%
Townhouse Yield
3.4%
Investment Scorecard
Demand/Supply Ratio: 2.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for 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.)
$1.13M
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
8,200
42
$98K
per annum
68.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
18
8
2
15.0 km
Nearest Station: Turramurra Station
Premium family lifestyle with access to quality education, abundant parklands, boutique shopping, and recreational facilities. Strong community spirit with active local groups and sporting clubs catering to all ages.
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Data sourced from multiple sources. Last updated 20 April 2026.