Thinking about buying your first home in Berowra (2081)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Berowra is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Berowra a good suburb to buy in 2026?
Berowra (2081) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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77 min
69 min
72 min
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95 min
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The verdict
Who it is for
Berowra suits established families and upsizers who want a large, private block in a high-income, owner-occupier community and can absorb a $1,675,000 house price without first home buyer assistance. The suburb scores a 10 out of 10 on the NSW socioeconomic index, primary school ICSEA sits at 1074, and 87 per cent of residents own their home. If your household can manage the mortgage and you genuinely want bushland quiet over urban convenience, the demographic fit is real.
Who would not love it
The walkability score is zero, literally the bottom percentile in Sydney, and there is no medical service, no gym, and one cafe within 1.6 kilometres. More seriously, 97.5 per cent of the postcode is classified bushfire-prone land. That is not a minor footnote. First home buyers are also locked out of the stamp duty concession at this price point. If you rely on walking to anything, or if bushfire risk genuinely concerns you, look elsewhere.
What to verify before you bid
- Obtain a full bushfire attack level assessment for any specific property. With 97.5 per cent of the postcode affected, BAL ratings will directly shape your insurance premiums and building requirements, so get this figure before you bid. - The unit median of $1,212,500 rests on only four sales. Treat that figure with caution and request comparable sales data directly from the agent. - Confirm your household's transport plan. There is no transport amenity recorded within 1.6 kilometres, so check train timetables and drive times to your workplace before committing.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Berowra?
BOCSAR · BEROWRA 2081
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K3,08712 mo to Dec 2025
VS GREATER SYDNEY−61%Below Sydney average
5-YR TREND (LGA)Hornsby
Within LGA: Hornsby
TOP OFFENCE CATEGORIES
THEFT43%43 reports
TRANSPORT REGULATORY OFFENCES42%42 reports
MALICIOUS DAMAGE TO PROPERTY16%16 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED80%
NON-DOMESTIC20%
Across 5 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
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
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.
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.
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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.
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.
