Stickybeak

Berowra 2081 suburb insights

Thinking about buying in Berowra (2081)? This page consolidates 16 data cards from NSW government, the ABS, and Transport for NSW to help you build a complete picture of what ownership and life in the Hornsby suburb actually looks like. The analysis covers affordability signals — median sale prices, rental yield, and first home buyer eligibility — alongside lifestyle indicators including school catchments and walkability, risk factors such as flood and bushfire exposure, and suburb-change metrics covering the development pipeline and price trajectory. Jump between the four sections using the sticky navigation above, or scroll through the full analysis below.

Last refreshed April 2026 (most cards). Per-card sources show exact dates.

All data has limits. See our data caveats.

Affordability

Can I afford Berowra?

Can I afford Berowra?

Serviceability check

What would a typical mortgage look like in Berowra? Based on the suburb median of $1,675,000 (houses) and the local median household income.

Monthly repayment
$8,268/mo

6.3% variable · Apr 2026

Repayment-to-income
68.6%

Stretch

Loan assumptions
$1,340,000 loan
20% deposit ($335,000)
30-year P&I

At today's rate, repayments here would eat 69% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income
Berowra68.6%
Sydney median income92.2%
30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Nearby suburbs with lower medians

Still looking? These suburbs are closer to reach.

Based on median prices and a 20% deposit at 6.27% variable.
Can I afford Berowra?

Rental market in Berowra

Median weekly rent from lodged bonds. Sep 2025. Bond count suppressed by DCJ (30 or fewer lodgements this quarter).

Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.

Median weekly rent · House · All
Small sample
$800per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Dec 22: $750 per week (bond count suppressed)Mar 23: $630 per week (bond count suppressed)Jun 23: data suppressed (fewer than 10 bonds lodged)?Sep 23: $750 per week (bond count suppressed)Dec 23: $765 per week (bond count suppressed)Mar 24: data suppressed (fewer than 10 bonds lodged)?Jun 24: data suppressed (fewer than 10 bonds lodged)?Sep 24: $795 per week (bond count suppressed)Dec 24: $810 per week (bond count suppressed)Mar 25: $830 per week (bond count suppressed)Jun 25: $770 per week (bond count suppressed)Sep 25: $800 per week (bond count suppressed)Dec 22Jun 24Sep 25

Nearby suburbs · same combination

Mount Kuring-Gai2080
…
7.1 km away
Mount Colah2079
…
9.8 km away
Asquith2077
…
11.1 km away
Church Point2105
…
12.7 km away
NSW DCJ Rental Bond Board · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.

Lifestyle

Berowra Lifestyle

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Dealbreakers

Any dealbreakers?

View dealbreakers as a standalone report →

Change

How might Berowra change?

DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2081

What’s in the pipeline

NSW Planning Portal feed paused at the source for postcode 2081. Expected back by Q3 2026.

NSW PLANNING PORTAL
How might Berowra change?

Investor activity in Berowra

2081 · ATO Taxation Statistics · ~18-month lag
Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

1
Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides
2
Set a listings alert

See new listings in Berowra under the median ($1,212,500).

Search on Domain
3
Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Berowra.

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Compare Berowra with another suburb

Also in Hornsby

Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Hornsby postcodes, or explore the full Hornsby suburb index.

Asquith 2077Mount Colah 2079Mount Kuring-Gai 2080Normanhurst 2076

Frequently asked questions

What suburb is postcode 2081?
Berowra is the primary suburb with postcode 2081 in New South Wales. In some cases multiple suburbs share the same postcode — Berowra is the main locality.
Which local government area is Berowra in?
Berowra (2081) is located in the Hornsby local government area in New South Wales.
What data does Stickybeak show for Berowra?
Stickybeak shows 16 data cards for Berowra (2081) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Berowra flood prone?
Flood risk varies street by street in Berowra. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Berowra?
The Schools card on this page lists primary and secondary schools within the catchment area for Berowra (2081), including their NAPLAN performance data and distance from the suburb centre.
Is Berowra (2081) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Berowra (2081). Eligibility depends on the purchase price and your individual circumstances.
How is Berowra changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Berowra (2081) using data from NSW Planning, the ATO, and the ABS.

Explore Berowra in depth

Dig deeper into specific topics for Berowra 2081: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Hornsby suburb index to compare nearby options.