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 February 2026, the estimated population of North Turramurra is around 4,271, reflecting an increase of 77 people since the 2021 Census. This growth represents a 1.8% change from the previous census figure of 4,194 residents. AreaSearch, after examining the latest ERP data release by the ABS in June 2024 and validating additional addresses, estimated the resident population to be 4,258. The population density is approximately 369 persons per square kilometer. North Turramurra's growth since census places it within 2.5 percentage points of its SA3 area's growth rate of 4.3%. Overseas migration was the primary driver of population gains in recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2 level projections from 2022 with a base year of 2021 are used. Growth rates by age group are applied to all areas for the years 2032 to 2041. By 2041, North Turramurra is projected to have an above median population growth, expanding by 642 persons, reflecting a total increase of 15.0% over the 17-year period.

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

AreaSearch analysis of ABS building approval numbers shows North Turramurra has received around 10 dwelling approvals annually on average over the past five financial years, totalling approximately 50 homes. As of FY26, 4 approvals have been recorded. Over these five years, an average of 2.1 new residents per year was associated with each dwelling, indicating strong demand which supports property values.

The average construction cost value for new dwellings is $791,000, reflecting a focus on the premium market and high-end developments. Compared to Greater Sydney, North Turramurra has about two-thirds the rate of new dwelling approvals per person, placing it in the 60th percentile nationally, although building activity has increased recently. This is below average nationally, suggesting mature area planning constraints. Recent construction comprises 50% detached dwellings and 50% medium to high-density housing, marking a shift from the current 71% houses, likely due to decreasing developable land availability and evolving lifestyle preferences. The area has about 249 people per dwelling approval, indicating low density market conditions. Population forecasts estimate North Turramurra will gain approximately 639 residents by 2041.

If current construction levels continue, housing supply may lag population growth, potentially intensifying buyer competition and supporting price growth.

North Turramurra has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified nine projects likely affecting this region. Notable ones include the Newcastle-Sydney and Wollongong-Sydney Rail Line Upgrades, Ku-ring-gai Transport Oriented Development, St Ives Indoor Sports Centre, and Ellis Residences. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment conditions in North Turramurra demonstrate strong performance, ranking among the top 35% of areas assessed nationally

North Turramurra has a highly educated workforce with strong representation in professional services. The unemployment rate was 2.4% as of September 2025, which is below Greater Sydney's rate of 4.2%. Employment stability was relatively high over the past year.

According to AreaSearch aggregation of statistical area data, 1,847 residents were employed while the participation rate was lower at 51.3%, compared to Greater Sydney's 70.0%. Census responses showed that 59.9% of residents worked from home, potentially influenced by Covid-19 lockdowns. Key industries for employment among residents include professional & technical services, health care & social assistance, and education & training. The area has a notable concentration in professional & technical services, with employment levels at 1.4 times the regional average.

Conversely, transport, postal & warehousing shows lower representation at 1.8% compared to the regional average of 5.3%. Local employment opportunities exist, but many residents commute elsewhere for work based on Census data. Over a 12-month period ending September 2025, employment increased by 0.4%, labour force grew by 0.8%, and unemployment rose by 0.4 percentage points in North Turramurra. In comparison, Greater Sydney saw employment grow by 2.1% and unemployment rise by 0.2 percentage points over the same period. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years nationally. 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, assuming constant population growth for illustrative purposes.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

In financial year ended June 2023, North Turramurra suburb had median taxable income of $54,894 and average income of $102,819. Nationally, these figures are exceptionally high, with Greater Sydney's median at $60,817 and average at $83,003. By September 2025, estimated incomes would be approximately $59,758 (median) and $111,929 (average), based on 8.86% Wage Price Index growth since June 2023. As per the 2021 Census, North Turramurra's household, family, and personal incomes cluster around the 67th percentile nationally. Income analysis shows that 30.7% of residents (1,311 people) fall into the $4,000+ bracket, differing from regional levels where the $1,500 - $2,999 category is predominant at 30.9%. Notably, 40.0% of residents earn over $3,000 weekly, indicating strong purchasing power. Housing costs consume 15.5% of income, yet strong earnings place disposable income at the 71st percentile. 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 dwelling structure, as per the latest Census, consisted of 71.1% houses and 28.9% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Sydney metro had 55.9% houses and 44.1% 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 $2,427. The median weekly rent in North Turramurra was $760, compared to Sydney metro's $470. Nationally, North Turramurra's median monthly mortgage repayments were significantly higher at $3,629 against the Australian average of $1,863, and 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 account for 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% of the total. The median household size is 2.4 people, which is smaller than the Greater Sydney average of 2.7.

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 educational attainment is significantly higher than national averages. Among residents aged 15 and above, 48.8% hold university qualifications, compared to Australia's 30.4% and NSW's 32.2%. This advantage positions the area well for knowledge-based opportunities. Bachelor degrees are most common at 30.4%, followed by postgraduate qualifications (14.2%) and graduate diplomas (4.2%).

Vocational pathways account for 24.2% of qualifications among those aged 15 and above, with advanced diplomas at 12.6% and certificates at 11.6%. Educational participation is high in the area, with 26.1% of residents currently enrolled in formal education. This includes 8.6% in secondary education, 7.8% in primary education, and 6.0% pursuing tertiary education.

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

North Turramurra has 36 active public transport stops operating within its boundaries. These stops serve a mix of bus routes, with a total of 28 individual routes providing service. Collectively, these routes facilitate 375 weekly passenger trips. The accessibility of transport in the area is rated as good, with residents typically located approximately 211 meters from their nearest transport stop. As a predominantly residential area, most residents commute outward. The dominant mode of transportation remains car usage at 85%, followed by train at 7% and walking at 5%.

On average, vehicle ownership stands at 1.4 per dwelling, which is higher than the regional average. According to the 2021 Census, a significant 59.9% of residents work from home, potentially influenced by COVID-19 conditions. The service frequency across all routes averages 53 trips per day, translating to roughly 10 weekly trips per individual stop.

Health outcomes in North Turramurra are marginally below the national average with common health conditions somewhat prevalent across both younger and older age cohorts

North Turramurra shows below-average health outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts. The rate of private health cover is exceptionally high at approximately 67% of the total population (2,880 people), compared to 59.9% in Greater Sydney and a national average of 55.7%.

The most common medical conditions are arthritis and heart disease, affecting 11.0% and 7.4% of residents respectively. However, 60.9% of residents declare themselves completely clear of medical ailments, compared to 74.6% in Greater Sydney. The under-65 population demonstrates better than average health outcomes. The area has 41.4% of residents aged 65 and over (1,768 people), which is higher than the 15.4% in Greater Sydney. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

The level of cultural diversity witnessed in North Turramurra was found to be above average when compared nationally for a number of language and cultural background related metrics

North Turramurra had a higher cultural diversity compared to most local areas, with 15.1% of its population speaking languages other than English at home and 33.4% born overseas. Christianity was the predominant religion in North Turramurra, comprising 59.8% of the population. Notably, Judaism was overrepresented in North Turramurra at 1.2%, compared to 0.8% across Greater Sydney.

In terms of ancestry, the top three groups were English (31.7%), Australian (20.9%), and Scottish (9.5%). Some ethnic groups showed significant differences: Welsh was overrepresented at 0.9% in North Turramurra versus 0.4% regionally, Hungarian at 0.5% compared to 0.3%, and South African at 1.2% versus 0.5%.

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 percentage of people aged 85 and over in North Turramurra is 14.2%, compared to Greater Sydney's figure. This is significantly higher than the national average of 2.2%. The 25-34 age group, however, makes up only 2.9% of the population in North Turramurra, which is lower than the Greater Sydney figure. According to the 2021 Census, the percentage of people aged 15 to 24 has increased from 10.1% to 12.0%. Conversely, the percentage of people aged 0 to 4 has declined from 3.3% to 1.9%. Demographic modeling suggests that North Turramurra's age profile will change significantly by 2041. The number of people aged 85 and over is projected to increase by 403 (67%) from 606 to 1,010. Notably, the combined age groups of 65 and over are expected to account for 98% of total population growth, reflecting the area's aging demographic profile. Conversely, population declines are projected for the 55-64 and 25-34 age cohorts.