Terrey Hills

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

As of Feb 2026, the estimated population of the suburb of Terrey Hills is around 3,028, a decrease of 114 people since the 2021 Census which reported a population of 3,142. This decrease reflects an inferred resident population of 3,020 based on AreaSearch's validation of new addresses following the latest ERP data release by the ABS in June 2024. The population density is approximately 358 persons per square kilometer, offering significant space per person and potential for further development. Overseas migration was the primary driver of population growth in recent periods. For projections, AreaSearch uses ABS/Geoscience Australia aggregations released in 2024 with a base year of 2022 for covered SA2 areas, and NSW State Government's SA2-level projections released in 2022 with a base year of 2021 for uncovered areas.

Growth rates by age group are applied to all areas from 2032 to 2041. By 2041, the suburb is projected to expand by 33 persons based on aggregated SA2-level projections, reflecting a total gain of 0.3% over the 17 years.

The level of residential development activity in Terrey Hills is very low in comparison to the average area assessed nationally by AreaSearch

Based on AreaSearch analysis of ABS building approval numbers, Terrey Hills has experienced around 3 dwellings receiving development approval per year between FY-21 and FY-25. An estimated 18 homes were approved over these five financial years. No dwelling approvals have been recorded so far in FY-26.

The population decline in recent years has resulted in adequate development activity relative to the decreasing population, which is positive for buyers. Developers are targeting the premium market segment with new dwellings valued at an average of $2,669,000. In terms of commercial development, $12.3 million in approvals have been recorded this financial year, indicating moderate levels of activity. Compared to Greater Sydney, Terrey Hills has significantly less development activity, 61.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings.

The recent development activity is also lower than nationally, suggesting market maturity and possible development constraints. All approved developments in recent years have been detached dwellings, preserving the area's low density nature and attracting space-seeking buyers. With an estimated 1210 people per dwelling approval, Terrey Hills maintains a quiet, low activity development environment. According to AreaSearch's latest quarterly estimate, the area is expected to grow by 10 residents through to 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Terrey Hills has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

AreaSearch has identified two projects that could impact the local area. These include Connecting Northern Beaches - Cycling & Walking Paths, Mona Vale Road West Upgrade from McCarrs Creek Road to Powder Works Road, Newcastle-Sydney and Wollongong-Sydney Rail Line Upgrades, and Wakehurst Parkway Improvements between Frenchs Forest and Narrabeen. The following list provides details on projects most likely to be relevant.

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

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Despite maintaining a low unemployment rate of 3.6%, Terrey Hills has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Terrey Hills has a well-educated workforce with strong representation in professional services. Its unemployment rate is 3.6%, as per AreaSearch's aggregation of statistical area data. As of September 2025, 1,536 residents are employed, with an unemployment rate 0.5% lower than Greater Sydney's rate of 4.2%.

Workforce participation in Terrey Hills is at 63.0%, compared to Greater Sydney's 70.0%. According to Census responses, 46.0% of residents work from home. Employment is concentrated in construction (1.5 times the regional average), professional & technical services, and health care & social assistance. Conversely, transport, postal & warehousing shows lower representation at 2.9% versus the regional average of 5.3%.

The area offers limited local employment opportunities, as indicated by the count of Census working population vs resident population. Between September 2024 and September 2025, Terrey Hills' labour force decreased by 0.4%, while employment declined by 1.5%, causing unemployment to rise by 1.1 percentage points. In contrast, Greater Sydney saw employment grow by 2.1% and the labour force increase by 2.4%, with a slight rise in unemployment of 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth at 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Terrey Hills' employment mix suggests local employment should increase by 7.0% over five years and 14.0% over ten years, assuming constant population projections for illustrative purposes.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows Terrey Hills' median income among taxpayers was $60,722. The average income was $134,512, placing it in the top percentile nationally. Compared to Greater Sydney's median of $60,817 and average of $83,003, Terrey Hills had higher incomes. By September 2025, estimates based on Wage Price Index growth suggest median income could reach approximately $66,102 and average income around $146,430. The 2021 Census data ranks household incomes in Terrey Hills at the 94th percentile with a weekly income of $2,778. Residents earning over $4,000 per week dominate at 33.1% (1,002 people), unlike regional trends where most earn between $1,500 and $2,999. Higher earners make up a substantial portion, with 47.1% exceeding $3,000 weekly. After housing costs, residents retain 87.2% of income, reflecting strong purchasing power. The area's SEIFA income ranking places it in the 9th decile.

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

Terrey Hills' dwelling structure, as per the latest Census evaluation, consisted of 86.5% houses and 13.5% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's 55.9% houses and 44.1% other dwellings. Home ownership in Terrey Hills was at 47.1%, with mortgaged dwellings at 38.0% and rented ones at 14.9%. The median monthly mortgage repayment in the area was $3,033, higher than Sydney metro's average of $2,427. Median weekly rent in Terrey Hills was recorded at $600, compared to Sydney metro's $470. Nationally, Terrey Hills' mortgage repayments are significantly higher than the Australian average of $1,863, while rents are substantially above the national figure of $375.

Terrey Hills features high concentrations of family households, with a higher-than-average median household size

Family households constitute 83.2% of all households, including 45.4% couples with children, 30.3% couples without children, and 7.0% single parent families. Non-family households comprise the remaining 16.8%, with lone person households at 14.6% and group households making up 2.2%. The median household size is 3.0 people, larger than the Greater Sydney average of 2.7.

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

In Terrey Hills, the proportion of residents aged 15 and above with university degrees is 32.3%, which is lower than the SA4 region's 41.5%. This indicates potential for educational development. Bachelor degrees are the most common at 21.9%, followed by postgraduate qualifications (7.2%) and graduate diplomas (3.2%). Vocational credentials are also prevalent, with 35.4% of residents aged 15 and above holding such qualifications - advanced diplomas at 13.1% and certificates at 22.3%.

Educational participation is high, with 28.5% of residents currently enrolled in formal education. This includes 10.1% in primary education, 8.7% in secondary education, and 4.5% pursuing tertiary education.

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

Public transport analysis shows 38 active transport stops operating within Terrey Hills. These stops serve a mix of bus routes, totalling 66 individual routes. They facilitate 2,049 weekly passenger trips combined. Transport accessibility is rated good, with residents typically located 260 metres from the nearest stop. Most residents commute outward due to the area's residential nature. Car remains the dominant transport mode at 91%.

Vehicle ownership averages 2.0 per dwelling, surpassing the regional average. A high 46% of residents work from home (2021 Census). Service frequency averages 292 trips per day across all routes, equating to approximately 53 weekly trips per stop.

Terrey Hills's residents are extremely healthy with younger cohorts in particular seeing very low prevalence of common health conditions

Analysis of health metrics shows strong performance throughout Terrey Hills. Mortality rates and chronic condition prevalence were assessed by AreaSearch, with younger cohorts showing very low prevalence of common health conditions. The rate of private health cover was found to be exceptionally high at approximately 80% of the total population (2,417 people), compared to 59.9% across Greater Sydney and a national average of 55.7%.

The most common medical conditions in the area were arthritis and mental health issues, impacting 8.2 and 7.1% of residents respectively, while 69.0% declared themselves completely clear of medical ailments compared to 74.6% across Greater Sydney. Working-age residents showed low chronic condition prevalence. The area has 28.7% of residents aged 65 and over (869 people), which is higher than the 15.4% in Greater Sydney. Health outcomes among seniors were above average, though ranking lower nationally than the broader population.

In terms of cultural diversity, Terrey Hills records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Terrey Hills' cultural diversity aligns with the broader area, with 77.2% born in Australia, 93.0% being citizens, and 90.7% speaking English only at home. Christianity is the primary religion, comprising 54.5%. Judaism is slightly overrepresented at 0.7%, compared to Greater Sydney's 0.8%.

Top ancestry groups are English (31.4%), Australian (25.6%), and Irish (8.7%). Notably, South African (1.4% vs regional 0.5%), Russian (0.7% vs 0.4%), and Hungarian (0.4% vs 0.3%) groups show higher representation.

Terrey Hills hosts an older demographic, ranking in the top quartile nationwide

Terrey Hills's median age is 47 years, which is higher than Greater Sydney's average of 37 years and exceeds the national average of 38 years. The 75-84 age group constitutes 11.5% of Terrey Hills' population, compared to Greater Sydney's proportion, while the 25-34 cohort makes up 5.4%. This 75-84 concentration is higher than the national average of 6.1%. Between the 2021 Census and recent data, the 75 to 84 age group has increased from 8.7% to 11.5%, while the 15 to 24 cohort rose from 12.1% to 14.4%. Conversely, the 45 to 54 cohort decreased from 16.1% to 13.8%, and the 35 to 44 group dropped from 9.7% to 7.9%. By 2041, demographic modeling projects significant changes in Terrey Hills' age profile. The 75 to 84 cohort is expected to grow by 32%, adding 112 residents to reach 461. Residents aged 65 and above will drive all population growth, reflecting broader demographic aging trends. Meanwhile, declines are projected for the 25 to 34 and 15 to 24 age groups.