Warrawee
Investment Score
78
/100
AI Intelligence Summary
Warrawee is a prestigious suburb on Sydney's Upper North Shore, located 22km north of the CBD. Known for its leafy streets, large family homes, and excellent educational facilities, Warrawee attracts affluent families seeking quality lifestyle and schooling options. The suburb is dominated by detached houses on generous blocks, with limited apartment stock. Warrawee Public School is highly regarded and creates strong demand from families. The area offers excellent connectivity via Warrawee Railway Station on the North Shore Line, providing direct access to the CBD. Residents enjoy proximity to Ku-ring-gai Chase National Park for outdoor recreation, while Warrawee Plaza provides convenient local shopping. The suburb maintains a strong community feel with well-maintained parks and recreational facilities. Property values have shown consistent growth due to the desirable location, school catchments, and limited housing supply. The demographic profile consists primarily of professional families with high incomes and tertiary education qualifications. Infrastructure is well-developed with quality transport links and ongoing improvements as part of North Shore upgrades.
Strengths
- •Highly regarded Warrawee Public School creating strong family demand
- •Excellent transport connectivity via North Shore railway line to CBD
- •Prestigious Upper North Shore location with strong capital growth history
- •Proximity to Ku-ring-gai Chase National Park for outdoor lifestyle
Opportunities
- •Potential for luxury apartment developments given land values
- •Growing demand from downsizers seeking quality units in the area
- •Infrastructure improvements enhancing transport connectivity
- •Increased working from home trends benefiting lifestyle suburbs
Considerations
- •Very high property prices limiting affordability for many buyers
- •Limited apartment and townhouse options restricting housing diversity
- •High competition for school places and rental properties
- •Traffic congestion during peak hours on major arterials
A decision, not just a search · Warrawee
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
+5.2% 1yr
$1.25M
+4.8% 1yr
$1.95M
$1,550/wk
$950/wk
32
1.2%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +5.2% | +18.5% | +35.2% |
| Unit | +4.8% | +16.2% | +28.5% |
Rental Yields
House Yield
2.8%
Unit Yield
3.8%
Townhouse Yield
3.2%
Investment Scorecard
Demand/Supply Ratio: 2.10
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Warrawee 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 7.0% 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.)
$695,285
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
46
$145K
per annum
68.0%
58.0%
52.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
12
8
1
22.0 km
Nearest Station: Warrawee Station
Premium family lifestyle with excellent schools, parks, recreational facilities, and easy access to both natural bushland and Sydney CBD. Strong community engagement and safe environment for families.
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Data sourced from multiple sources. Last updated 11 April 2026.