Berowra Heights vs Berowra Waters

Berowra Heights is the younger of the two, with a median age of 42 against 56 in Berowra Waters. In both, the large majority of households own their home and the large majority of homes are detached houses. In Berowra Heights, most households are couple families. In Berowra Waters, about half of households are people living alone. Houses cost more in Berowra Heights: a median of $1.64 million, against $908,000 in Berowra Waters. Berowra Heights is closer to the city centre: 40.4 km, against 45.2 km. On these figures, Berowra Heights tends to suit families with children and couples, while Berowra Waters suits people living alone, older residents, and buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Berowra Heights

ahead on 5 of the 6 things we measure here

  • has more childcare (5 vs 0)
  • has more parks and reserves (3 vs 0)
  • carries lower crime risk (18/100 vs 66/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Berowra Heights leaves households under less mortgage stress (23% vs 30%)
  • Berowra Waters has cheaper houses ($907,500 vs $1,640,000)

Weighs house prices and mortgage stress.

Renters

Berowra Heights

ahead on the one thing that separates them

  • leaves renters under less rental stress (24% vs 32%)

Weighs rent and rental stress.

Commuting to the city

Berowra Heights

ahead on 3 of the 3 things we measure here

  • is more walkable (42/100 vs 0/100)
  • has a shorter drive in (46 min vs 61 min)
  • sits closer to the CBD (40.4 km vs 45.2 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Berowra Heights

ahead on 3 of the 4 things we measure here

  • is more walkable (42/100 vs 0/100)
  • carries lower crime risk (18/100 vs 66/100)
  • has more GPs (2 vs 0)
  • But Berowra Waters has more residents already 65 and over (30% vs 17%)

Weighs who already lives there, GPs, walkability, and crime.

Where they sit

Berowra Heights and Berowra Waters drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Berowra Heights Berowra Waters
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Berowra Heights Berowra Waters
Walkability 42 / 0
Berowra Heights — Walkability: 42/100 Berowra Waters — Walkability: 0/100
Safety 82 / 34
Berowra Heights — Safety: 82/100 Berowra Waters — Safety: 34/100
Low fire risk 56 / 3
Berowra Heights — Low fire risk: 56/100 Berowra Waters — Low fire risk: 3/100

Demographics

Berowra Heights has more residents (5,286 vs 169); Berowra Heights has higher household incomes ($128,336 vs $94,224).

Berowra Heights Berowra Waters
Population 5,286
+97% vs other
 169
Population trend (2016 → 2021) +0.4% —
Median age 42 56
Median household income $128,336/yr
+27% vs other
 $94,224/yr
Median weekly rent $580/wk $575/wk

Age profile

Share of residents in each band, 2021 Census.

Berowra Heights Berowra Waters
0-4 5.4% / 5.3%
Berowra Heights — 0-4: 5.4% Berowra Waters — 0-4: 5.3%
5-14 16.1% / 7.1%
Berowra Heights — 5-14: 16.1% Berowra Waters — 5-14: 7.1%
15-19 7.5% / 4.1%
Berowra Heights — 15-19: 7.5% Berowra Waters — 15-19: 4.1%
20-24 5.1% / —
Berowra Heights — 20-24: 5.1% Berowra Waters — 20-24: not among its largest
25-34 6.1% / 7.1%
Berowra Heights — 25-34: 6.1% Berowra Waters — 25-34: 7.1%
35-44 14.3% / 7.1%
Berowra Heights — 35-44: 14.3% Berowra Waters — 35-44: 7.1%
45-54 17.0% / 16.6%
Berowra Heights — 45-54: 17.0% Berowra Waters — 45-54: 16.6%
55-64 11.4% / 23.7%
Berowra Heights — 55-64: 11.4% Berowra Waters — 55-64: 23.7%
65-74 10.7% / 17.2%
Berowra Heights — 65-74: 10.7% Berowra Waters — 65-74: 17.2%
75-84 5.1% / 12.4%
Berowra Heights — 75-84: 5.1% Berowra Waters — 75-84: 12.4%
85+ 1.4% / —
Berowra Heights — 85+: 1.4% Berowra Waters — 85+: not among its largest

Bars are drawn against the largest share shown (23.7%).

Who lives together

Household composition, 2021 Census.

Berowra Heights 65.3% couple families
Berowra Heights — Couple Families: 65.3% Berowra Heights — Lone Person: 19.9% Berowra Heights — One Parent Families: 12.7% Berowra Heights — Group Household: 1.2% Berowra Heights — Other Families: 0.9%
Berowra Waters 38.2% couple families
Berowra Waters — Couple Families: 38.2% Berowra Waters — Lone Person: 52.9% Berowra Waters — One Parent Families: 0.0% Berowra Waters — Group Household: 8.8% Berowra Waters — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Berowra Heights 10.8% renting
Berowra Heights — Owned Outright: 41.0% Berowra Heights — Mortgage: 48.2% Berowra Heights — Renting: 10.8%
Berowra Waters 0.0% renting
Berowra Waters — Owned Outright: 64.4% Berowra Waters — Mortgage: 35.6% Berowra Waters — Renting: 0.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Berowra Heights Berowra Waters
Bachelor Degree 17.9% / 20.1%
Berowra Heights — Bachelor Degree: 17.9% Berowra Waters — Bachelor Degree: 20.1%
Certificate III & IV 13.5% / 11.2%
Berowra Heights — Certificate III & IV: 13.5% Berowra Waters — Certificate III & IV: 11.2%
Advanced Diploma / Diploma 9.0% / 12.4%
Berowra Heights — Advanced Diploma / Diploma: 9.0% Berowra Waters — Advanced Diploma / Diploma: 12.4%
Postgraduate Degree 6.1% / 8.3%
Berowra Heights — Postgraduate Degree: 6.1% Berowra Waters — Postgraduate Degree: 8.3%
Graduate Diploma / Certificate 2.4% / 5.9%
Berowra Heights — Graduate Diploma / Certificate: 2.4% Berowra Waters — Graduate Diploma / Certificate: 5.9%

Bars are drawn against the largest share shown (20.1%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Berowra Heights Berowra Waters
England 6.7% / 9.5%
Berowra Heights — England: 6.7% Berowra Waters — England: 9.5%
New Zealand 1.3% / 3.6%
Berowra Heights — New Zealand: 1.3% Berowra Waters — New Zealand: 3.6%
Singapore — / 3.6%
Berowra Heights — Singapore: not among its largest Berowra Waters — Singapore: 3.6%
China 1.1% / —
Berowra Heights — China: 1.1% Berowra Waters — China: not among its largest
South Africa 1.0% / —
Berowra Heights — South Africa: 1.0% Berowra Waters — South Africa: not among its largest
Philippines 0.7% / —
Berowra Heights — Philippines: 0.7% Berowra Waters — Philippines: not among its largest

Bars are drawn against the largest share shown (9.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Berowra Heights 93.8% houses
Berowra Heights — Houses: 93.8% Berowra Heights — Townhouses: 4.7% Berowra Heights — Flats / Apartments: 1.6%
Berowra Waters 103.3% houses
Berowra Waters — Houses: 103.3% Berowra Waters — Townhouses: 0.0% Berowra Waters — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Berowra Heights Berowra Waters
Median house price $1,640,000 $907,500
Median unit price $1,180,000 —
Median land price —
same for both
Typical days to sell (houses) 26 days
from 29 sales
 —

Zoning mix

Berowra Waters has more land zoned for conservation (70% vs 30%).

Berowra Heights Berowra Waters
Environmental 30% 70%
Parks and recreation 40% 29%
Residential 29% 0%
Infrastructure and transport 1%
same for both
Planning zones cover 100% of Berowra Heights and 99% of Berowra Waters. The rest is unzoned land such as water or road reserve.
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Berowra Heights Berowra Waters
New dwellings approved 260
across Hornsby
same for both
Approvals change year on year -79%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Berowra Heights Berowra Waters
Houses 3.3%
$945/wk on $1.5M
 —
Units —
same for both

Ranking within NSW

Berowra Heights Berowra Waters
House price Higher than 77% of NSW Higher than 67% of NSW
Income Higher than 88% of NSW Higher than 61% of NSW
Schools —
same for both
Walkability Higher than 79% of NSW Higher than 35% of NSW
Affordability Higher than 48% of NSW Higher than 40% of NSW
EV adoption Higher than 88% of NSW
same for both
NBN connectivity Higher than 78% of NSW Higher than 64% of NSW
Rental yield (houses) Higher than 33% of NSW —

Liveability

Berowra Heights is more walkable (42 vs 0).

Berowra Heights Berowra Waters
Grade A —
Score 69/100 —
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Berowra Waters carries more crime risk (66 vs 18); Berowra Waters carries more bushfire risk (97 vs 44).

Berowra Heights Berowra Waters
Bushfire Moderate
44/100
 High
97/100
Crime Low
18/100
 Moderate
66/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Berowra Heights Berowra Waters
Inside the suburb 2 1
Rated above peers 1 0
Rated at peers 0 1
Rated below peers 1 0

Schools in Berowra Heights

  • Wideview Public School Government · Primary above peers
  • St Bernard's Catholic Primary School Catholic · Primary below peers

Schools in Berowra Waters

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Berowra Heights Berowra Waters
Supermarkets 1 0
Cafes & restaurants 2 3
Parks & reserves 3 0
Childcare 5 0
GPs 2 0
Pharmacies 1 0
Banks & Bank@Post 2 0
Fuel stations 1 0
Waterways 8 2

Mobility

Berowra Waters sits further from the CBD (45.2 km vs 40.4 km).

Berowra Heights Berowra Waters
Walkability score 42/100 0/100
Distance to Sydney 40.4 km 45.2 km
+12% vs other
Drive time (normal traffic) 46 min 61 min
Electric vehicle share 1.4%
postcode 2082
same for both
Rooftop solar per 100 dwellings 49
postcode 2082
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Berowra Heights Berowra Waters
Worked from Home 48.8% / 62.5%
Berowra Heights — Worked from Home: 48.8% Berowra Waters — Worked from Home: 62.5%
Car (driver) 44.5% / 23.2%
Berowra Heights — Car (driver): 44.5% Berowra Waters — Car (driver): 23.2%
Walked Only 2.2% / 14.3%
Berowra Heights — Walked Only: 2.2% Berowra Waters — Walked Only: 14.3%
Train 2.7% / —
Berowra Heights — Train: 2.7% Berowra Waters — Train: not among its largest
Car (passenger) 1.8% / —
Berowra Heights — Car (passenger): 1.8% Berowra Waters — Car (passenger): not among its largest

Bars are drawn against the largest share shown (62.5%).

Setting

Berowra Heights Berowra Waters
Elevation 183 m
above sea level, at the suburb centre
 0 m
above sea level, at the suburb centre
Distance to the ocean 8.8 km 7.7 km

NBN connectivity

Berowra Heights Berowra Waters
Connectivity score 72/100 36/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 50%
1,985 premises
 0%
55 premises

Climate

Berowra Heights Berowra Waters
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Berowra Heights Berowra Waters
PM2.5 5.4 µg/m³
same for both
PM10 14.2 µg/m³
same for both
NO₂ 0.23 pphm
same for both

Council rates

Berowra Heights Berowra Waters
Average residential rate $1,488/yr
same for both
Council Hornsby
same for both

Federal electorate

Berowra Heights Berowra Waters
Division Berowra
same for both
Member Julian Leeser
same for both
Party Liberal
same for both

First Home Owner Grant

Berowra Heights Berowra Waters
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Berowra Heights

Large Blocks Outer River

Berowra Waters

Outer Professionals Retirees River

More comparisons

Other comparisons with Berowra Heights

Berowra Heights vs Berowra Berowra Heights vs Mount Kuring-Gai Berowra Heights vs Cowan Berowra Heights vs Berrilee

Other comparisons with Berowra Waters

Berowra Waters vs Arcadia Berowra Waters vs Cowan Berowra Waters vs Fiddletown Berowra Waters vs Berrilee Berowra Waters vs Canoelands
Full data on Berowra Heights Full data on Berowra Waters
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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