South Turramurra vs North Epping.
Comparing two suburbs with median house prices of $2,288,000 and $2,482,650. South Turramurra edges out on more headline metrics in this comparison.
South Turramurra (median $2,288,000) is roughly 8% cheaper to buy into than North Epping ($2,482,650). Over the past year, North Epping (+7.9%) ran 24.7 percentage points ahead of South Turramurra (-16.8%) on house-price growth.
On school quality, the average ICSEA across schools serving South Turramurra (1131) sits above North Epping (1127).
For buyers
South Turramurra is the lower entry point at $2,288,000 median, 8% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: South Turramurra delivers the better gross yield (2.91% vs 2.16%), but North Epping has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
South Turramurra edges out on average school ICSEA (1131 vs 1127).
Common questions
Is South Turramurra or North Epping cheaper to buy in?
South Turramurra has the lower median house price at $2,288,000, roughly 8% below North Epping ($2,482,650). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, South Turramurra or North Epping?
Over the past 12 months, North Epping grew +7.9% vs -16.8% in South Turramurra, a gap of 24.7 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does South Turramurra or North Epping have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), South Turramurra scores 1131 vs 1127 in North Epping. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which suburb has higher rental yield, South Turramurra or North Epping?
Gross rental yield on houses is 2.91% in South Turramurra vs 2.16% in North Epping. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare South Turramurra against another suburb