North Turramurra

An assessment of population growth drivers in North Turramurra reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of November 2025, North Turramurra's population is estimated at around 4,261 people. This reflects an increase from the 2021 Census figure of 4,194 people, indicating a growth of 67 individuals (1.6%). AreaSearch validated this estimate using the latest ERP data release by the ABS in June 2024 and additional new addresses since the Census date. This results in a population density ratio of 368 persons per square kilometer. North Turramurra's growth rate since the census, at 1.6%, is within 2.8 percentage points of the SA3 area's growth rate of 4.4%. Overseas migration was the primary driver of this population increase.

AreaSearch projects that North Turramurra will experience above median population growth by 2041, with an expected expansion of 649 persons, reflecting a 15.6% increase over the 17-year period based on aggregated SA2-level projections.

AreaSearch analysis of residential development drivers sees North Turramurra recording a relatively average level of approval activity when compared to local markets analysed countrywide

North Turramurra recorded approximately 9 residential properties granted approval each year from FY-21 to FY-25, totalling an estimated 49 homes. In FY-26 so far, 3 approvals have been recorded. On average, 2.2 new residents are gained per year for each dwelling built over the past 5 financial years, reflecting strong demand that supports property values.

New homes are being constructed at an average value of $791,000, indicating developers target the premium market segment with higher-end properties. Compared to Greater Sydney, North Turramurra has around 61% of the building activity per person and ranks among the 66th percentile nationally, suggesting established nature and potential planning limitations. New building activity shows a balance between detached houses (50%) and townhouses or apartments (50%), marking a shift from existing housing patterns (71% houses). This area has around 212 people per approval, reflecting low density. Population forecasts indicate North Turramurra will gain 665 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and price growth.

Population forecasts indicate North Turramurra will gain 665 residents through to 2041 (from the latest AreaSearch quarterly estimate). Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

North Turramurra has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Nine projects identified by AreaSearch are likely to impact the area, significantly influencing its performance. These include upgrades to Newcastle-Sydney and Wollongong-Sydney rail lines, Ku-ring-gai Transport Oriented Development, St Ives Indoor Sports Centre, and Ellis Residences. The following list details those considered most relevant.

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The employment environment in North Turramurra shows above-average strength when compared nationally

North Turramurra has a highly educated workforce with professional services being prominent. The unemployment rate is 2.4%.

Over the past year, relative employment stability has been observed. As of June 2025, 1884 residents are employed while the unemployment rate is 1.8% lower than Greater Sydney's rate of 4.2%. Workforce participation in North Turramurra is 44.0%, compared to Greater Sydney's 60.0%. Key industries include professional & technical, health care & social assistance, and education & training.

The area specializes in professional & technical services with an employment share 1.4 times the regional level. Transport, postal & warehousing employs only 1.8% of local workers, lower than Greater Sydney's 5.3%. Many residents commute elsewhere for work. Over the year to June 2025, labour force levels increased by 0.4%, but employment declined by 0.3%, raising the unemployment rate by 0.6 percentage points. In contrast, Greater Sydney saw employment rise by 2.6% and the labour force grow by 2.9%. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to North Turramurra's employment mix suggests local employment should increase by 7.5% over five years and 14.9% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not consider localised population projections.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

North Turramurra's income level is among the top percentile nationally according to the latest ATO data aggregated by AreaSearch for financial year 2022. North Turramurra's median income among taxpayers is $54,894 and the average income stands at $102,819. This compares to figures for Greater Sydney of $56,994 and $80,856 respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $61,816 (median) and $115,784 (average) as of September 2025. Census data reveals household, family and personal incomes in North Turramurra cluster around the 67th percentile nationally. The earnings profile shows 30.7% of the population (1,308 individuals) fall within the $4000+ income range, contrasting with the region where the $1,500 - 2,999 bracket leads at 30.9%. The substantial proportion of high earners indicates strong economic capacity throughout North Turramurra. High housing costs consume 15.5% of income, though strong earnings still place disposable income at the 71st percentile and the area's SEIFA income ranking places it in the 10th decile.

North Turramurra is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

North Turramurra's dwellings, as per the latest Census, consisted of 71.1% houses and 28.9% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Sydney metro's 68.8% houses and 31.3% other dwellings. Home ownership in North Turramurra stood at 61.2%, with mortgaged dwellings at 31.1% and rented ones at 7.7%. The median monthly mortgage repayment was $3,629, higher than Sydney metro's average of $3,500. Median weekly rent in North Turramurra was $760, compared to Sydney metro's $630. Nationally, North Turramurra's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.

North Turramurra has a typical household mix, with a lower-than-average median household size

Family households constitute 71.3% of all households, including 32.8% couples with children, 32.0% couples without children, and 5.3% single parent families. Non-family households make up the remaining 28.7%, with lone person households at 28.0% and group households comprising 0.5%. The median household size is 2.4 people, which is smaller than the Greater Sydney average of 2.9.

Educational achievement in North Turramurra places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

North Turramurra's residents aged 15+ have a higher educational attainment than national averages. 48.8% hold university qualifications, compared to Australia's 30.4% and NSW's 32.2%. Bachelor degrees are the most prevalent (30.4%), followed by postgraduate qualifications (14.2%) and graduate diplomas (4.2%). Vocational pathways account for 24.2%, with advanced diplomas at 12.6% and certificates at 11.6%.

Educational participation is high, with 26.1% currently enrolled in formal education. This includes secondary education (8.6%), primary education (7.8%), and tertiary education (6.0%). The area's educational provision includes Turramurra North Public School and Ku-ring-gai High School, serving a total of 783 students. It demonstrates significant socio-educational advantages with an ICSEA score of 1128. Educational institutions follow conventional lines, comprising one primary and one secondary school.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

North Turramurra has 34 active public transport stops. These are served by buses on 29 different routes. Together, these provide 360 weekly passenger trips.

The accessibility of transport in the area is rated as good, with residents typically living 211 metres from their nearest stop. On average, there are 51 trips per day across all routes, which equates to about 10 weekly trips per individual stop.

Health performance in North Turramurra is well below average with prevalence of common health conditions notable across both younger and older age cohorts

North Turramurra faces significant health challenges, with common conditions prevalent across both younger and older age groups. Approximately 67% of its total population (2,873 people) have private health cover, compared to Greater Sydney's 79.6% and the national average of 55.3%. The most common medical conditions are arthritis (11.0%) and heart disease (7.4%), while 60.9% report being free from ailments, compared to Greater Sydney's 76.0%.

North Turramurra has a higher proportion of seniors aged 65 and over at 41.1% (1,751 people), compared to Greater Sydney's 20.2%. Despite this, health outcomes among seniors are challenging but perform better than the general population in health metrics.

North Turramurra was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

North Turramurra, surveyed between July 2016 and June 2021, had 15.1% of its population speaking a language other than English at home. Born overseas were 33.4%. Christianity was the predominant religion with 59.8%.

Judaism, at 1.2%, was higher than Greater Sydney's 0.6%. Top ancestral groups were English (31.7%), Australian (20.9%), and Scottish (9.5%). Notable differences included Welsh (0.9% vs regional 0.5%), Hungarian (0.5% vs 0.4%), South African (1.2% vs 1.6%).

North Turramurra ranks among the oldest 10% of areas nationwide

North Turramurra has a median age of 56, which is higher than Greater Sydney's figure of 37 and also above the national average of 38. The proportion of people aged 85 and over is 14.0%, compared to 9.2% in Greater Sydney and 2.2% nationally. Conversely, the 25-34 age group makes up only 3.2% of North Turramurra's population. According to the 2021 Census, the proportion of people aged 15-24 has increased from 10.1% to 12.0%, while the 0-4 age group has decreased from 3.3% to 2.2%. By 2041, demographic modeling projects significant changes in North Turramurra's age profile. The number of people aged 85 and over is expected to increase by 439 (74%) from 596 to 1,036. The combined 65+ age groups are projected to account for 99% of total population growth, reflecting the area's aging demographic trend. Conversely, population declines are forecast for the 25-34 and 0-4 age cohorts.