Hornsby · 2082
Berowra Heights, NSW
incomes +19.0% (5y), listings tightening 4.0% YoY.
NextSuburb scoreTier C
45Average
Median house
$1.55M
5y growth
5.0%/yr
Gross yield
1.9%
Vacancy
1.3%
Stable but fully pricedMedium confidence
Eight-signal breakdown
Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.
- Capital growth (5y)5.0%/yr50/100
- Population growth+6.5% (5y)65/100
- Supply tightening-4.0% YoY70/100
- Rental yield1.9%39/100
- Rental demand1.3% vacancy68/100
- Income growth+19.0% (5y)76/100
- Construction pipelineno nearby pipeline0/100
- Affordabilityabove cap0/100
Why this score
Berowra Heights scores 45/100 (Average). The two strongest signals: 19.0% income growth and 1.3% vacancy rate. The standout watch-out: the median is 103% of a typical budget.
Drivers
- Income growth+19.0% (5y)
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
Risks
- At top of budget (103% of cap)
- Thin gross yield (1.9%)
Nearest infrastructure
Parramatta Light Rail Stage 225.3 km away
Approved · $2.4bn · completion 2031
Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.
Comparable suburbs
Three NSW suburbs in the same budget band with the closest NextSuburb scores.
See the full NSW ranking60-month score history
Backfilled — live history begins May 2026Watch this suburb
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