Berowra Waters, NSW 2082
Hornsby Shire CouncilAll suburbs in postcode 2082
Updated
Median house price
$1,300,000
+9.8% over the past year.
Median of 7 house sales · NSW Valuer General · calendar 2025
Selling in Berowra Waters?
Get the free selling guide, personalised to Berowra Waters, or ask for a free appraisal from a local agent.
Berowra Waters at a glance
- Median unit
- $396,000
- Weekly rent
- $800
- Houses
- Population
- 169
- Median age 56
Prices: Median of 7 house sales · NSW Valuer General · calendar 2025 · Rent: NSW rental bond data (postcode 2082), September 2025 · Population: 2021 Census
House prices in Berowra Waters
Houses change hands at $1,300,000 on a typical sale, above the NSW median (7 house sales, NSW Valuer General, calendar 2025). Units come in around $396,000, roughly 70% below the house median. The last 12 months delivered strong growth (+9.8%), well clear of the long-run average for the state.
For sellers
Twelve-month growth is +9.8%, supporting confident pricing at the upper end of recent comparables.
For buyers
A 20% deposit on the median house works out to roughly $260,000. Prices sit above the NSW median, so plan for a stretched deposit and shop carefully on borrowing capacity.
Rental data as of September 2025· NSW rental bond data (postcode 2082)
Free appraisal in Berowra Waters
What’s your home worth in Berowra Waters?
Ask us to introduce one participating agent who sells in your area for an appraisal backed by recent comparable sales. Only with your permission, and no commitment to list.
What to know about Berowra Waters
Berowra Waters (2082) sits in the Hornsby region of NSW. The median house here is $1,300,000, above the NSW median of around $1.10M. Prices have moved +9.8% over the past year, well clear of the NSW average (3%).
Berowra Waters has roughly 169 residents, with a retiree-heavy demographic. Households are predominantly owner-occupied. Daily life is car-dependent: most residents drive to work, school and the shops.
What it’s like to live here
Berowra Waters scores 4/100 on walkability, which makes it car-dependent with limited public transport. Plan for two cars in a typical household, especially if work isn't local.
Summer days here average around 28°C (warm), winter mornings around 6°C (cool). Annual rainfall lands at about 975 mm. Figures are our 1991 to 2020 averages of SILO data for this location (Queensland Government, built from Bureau of Meteorology observations).
Schooling within or near the suburb covers 10 government primary, 2 government secondary, 2 Catholic, 2 independent.
Schools in Berowra Waters
Location
Walkability
- Walk
- 4/100
- Transit
- 0/100
- Bike
- 0/100
Very car dependent. Scores out of 100, calculated from OpenStreetMap data (ODbL).
Walkability data as of May 2026· OpenStreetMap
Demographics
The 2021 Census put Berowra Waters's population at 169, with a median age of 56. That sits as a retiree-heavy demographic. Households are predominantly owner-occupied (97% own, 0% rent), which shapes everything from school catchment stability to how often properties turn over. The household mix skews family-dominated (75% family households, 30% lone person), so amenity decisions tend to follow what families want: parks, schools, supermarkets.
- Family households
- 75%
- Lone person
- 30%
- Owner occupied
- 97%
Demographics data as of May 2026· ABS 2021 Census
Investment overview
Gross rental yield on houses sits at 3.20% (median rent $800/wk against a $1,300,000 price tag). The 12-month growth of +9.8% adds a capital-growth case on top of the yield.
- Gross yield, housesSource: NSW Valuer General (PSI) · Sept 2026
- 3.20%
- On the $1,300,000 median
- 12-month change, housesSource: NSW Valuer General (PSI) · Sept 2026
- +9.8%
Gross rental yield is a year’s rent divided by the purchase price, before expenses. It leaves out vacancy, management fees, maintenance and financing costs, so treat it as a starting point.
Crime and safety
4 offences recorded in 2026
Top offence categories
Source: State Police Open Data
Crime data as of January 2026
Weather year-round
- Annual rainfall
- 975 mm
- Hottest month, avg max
- 28.1°C
- Coldest month, avg min
- 6.3°C
Rainfall by month
Our 1991 to 2020 averages of SILO data (Queensland Government, built from Bureau of Meteorology observations, CC BY 4.0) for this location.
Climate data as of October 2026· SILO (Queensland Government), from Bureau of Meteorology observations
Questions about Berowra Waters
- What is the median house price in Berowra Waters?
- The median house price in Berowra Waters, NSW 2082 is $1,300,000 (median of 7 house sales recorded by the NSW Valuer General in calendar 2025). The median unit price is $396,000. Annual growth is +9.8%.
- How much is my house worth in Berowra Waters?
- A useful starting point is the Berowra Waters median house price of $1,300,000 (units $396,000). Your home will sit above or below that depending on land size, condition, position and what comparable homes nearby have sold for recently. For a figure specific to your property, request a free property appraisal from a local agent using the form on this page.
- Is Berowra Waters a good investment?
- On the published figures, the gross rental yield on houses in Berowra Waters is 3.2%: the median weekly house rent is $800 (NSW rental bond data (postcode 2082), September 2025) against the median house price of $1,300,000 (NSW Valuer General, calendar 2025). The median house price rose 9.8% over 12 months on the same NSW Valuer General figures. Whether Berowra Waters is a good investment for you depends on the price you pay, your loan and holding costs, vacancy and your tax position. These are published market figures, not financial advice.
- What is the Berowra Waters postcode?
- Berowra Waters is in the 2082 postcode, in NSW, in the Hornsby Shire Council region.
- Where is Berowra Waters?
- Berowra Waters is a suburb in the Hornsby Shire Council area, NSW 2082.
- What is the average rent in Berowra Waters?
- The median weekly rent for houses is $800.
- What schools are in Berowra Waters?
- There are 17 schools serving Berowra Waters on this page, including Wideview Public School, St Bernard's Catholic Primary School, Berowra Public School.
- How walkable is Berowra Waters?
- Berowra Waters has a Walk Score of 4 out of 100, highly car-dependent. transit score 0, bike score 0.
- What suburbs are near Berowra Waters?
- Berowra Waters is close to Berowra Heights, Berrilee, Berowra, Cowan, Mount Kuring Gai.
- What is the population of Berowra Waters?
- The population of Berowra Waters is approximately 169 (2021 Census). The median age is 56.
Selling in Berowra Waters? Get the free selling guide
What selling costs, how agents price homes, what to ask them and a 12-week plan to settlement, personalised to Berowra Waters. A free PDF, in about a minute.
More on Berowra Waters and nearby
Berowra Waters
Compare side by side
Selling in NSW
Sources. House and unit medians from the NSW Valuer General, Land Victoria, the SA Government and the ABS; rents from the state rental bond authorities. Census from the ABS (2021), climate from the Bureau of Meteorology, hazard from Geoscience Australia, schools from ACARA and crime from state police open data. Each figure carries its source and date. How we source data
How we’re paid. The guides and this page are free. When a seller asks, we introduce one local agent, and the agent pays us a flat fee for the introduction, never a share of their commission; it costs the seller nothing. If a figure looks wrong, tell us and we’ll fix it.