Berowra vs Cowan

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Berowra: a median of $1.65 million, against $1.23 million in Cowan, and rent is higher there too. Berowra is closer to the city centre: 36 km, against 46.1 km. On these figures, Cowan tends to suit 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

ahead on 2 of the 6 things we measure here

  • has more childcare (7 vs 0)
  • carries lower crime risk (32/100 vs 57/100)

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

First-home buyers

Cowan

ahead on the one thing that separates them

  • has cheaper houses ($1,230,000 vs $1,652,500)

Weighs house prices and mortgage stress.

Renters

Cowan

ahead on the one thing that separates them

  • has cheaper rent ($515/wk vs $580/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Berowra

ahead on 3 of the 4 things we measure here

  • is more walkable (60/100 vs 10/100)
  • has a shorter drive in (38 min vs 57 min)
  • sits closer to the CBD (36 km vs 46.1 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Berowra

ahead on 2 of the 5 things we measure here

  • is more walkable (60/100 vs 10/100)
  • carries lower crime risk (32/100 vs 57/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Berowra and Cowan 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 Cowan
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 Cowan
Walkability 60 / 10
Berowra — Walkability: 60/100 Cowan — Walkability: 10/100
Safety 68 / 43
Berowra — Safety: 68/100 Cowan — Safety: 43/100
Low fire risk 20 / 24
Berowra — Low fire risk: 20/100 Cowan — Low fire risk: 24/100

Demographics

Berowra has more residents (4,762 vs 631); Berowra has higher household incomes ($144,612 vs $117,000).

Berowra Cowan
Population 4,762
+87% vs other
 631
Population trend (2016 → 2021) +0.9% -2.8%
Median age 41
same for both
Median household income $144,612/yr
+19% vs other
 $117,000/yr
Median weekly rent $580/wk
+11% vs other
 $515/wk

Age profile

Share of residents in each band, 2021 Census.

Berowra Cowan
0-4 5.4% / 5.2%
Berowra — 0-4: 5.4% Cowan — 0-4: 5.2%
5-14 15.5% / 14.7%
Berowra — 5-14: 15.5% Cowan — 5-14: 14.7%
15-19 7.7% / 9.4%
Berowra — 15-19: 7.7% Cowan — 15-19: 9.4%
20-24 5.7% / 6.5%
Berowra — 20-24: 5.7% Cowan — 20-24: 6.5%
25-34 7.2% / 7.6%
Berowra — 25-34: 7.2% Cowan — 25-34: 7.6%
35-44 13.0% / 11.9%
Berowra — 35-44: 13.0% Cowan — 35-44: 11.9%
45-54 16.4% / 15.5%
Berowra — 45-54: 16.4% Cowan — 45-54: 15.5%
55-64 14.1% / 14.7%
Berowra — 55-64: 14.1% Cowan — 55-64: 14.7%
65-74 8.3% / 10.8%
Berowra — 65-74: 8.3% Cowan — 65-74: 10.8%
75-84 5.3% / 5.7%
Berowra — 75-84: 5.3% Cowan — 75-84: 5.7%
85+ 1.2% / 1.0%
Berowra — 85+: 1.2% Cowan — 85+: 1.0%

Bars are drawn against the largest share shown (16.4%).

Who lives together

Household composition, 2021 Census.

Berowra 67.8% couple families
Berowra — Couple Families: 67.8% Berowra — Lone Person: 18.2% Berowra — One Parent Families: 13.0% Berowra — Group Household: 1.0%
Cowan 62.8% couple families
Cowan — Couple Families: 62.8% Cowan — Lone Person: 19.9% Cowan — One Parent Families: 17.3% Cowan — Group Household: 0.0%
Couple Families Lone Person One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Berowra 12.3% renting
Berowra — Owned Outright: 38.6% Berowra — Mortgage: 49.1% Berowra — Renting: 12.3%
Cowan 10.3% renting
Cowan — Owned Outright: 39.0% Cowan — Mortgage: 50.7% Cowan — Renting: 10.3%
Owned outright Mortgage Renting

Qualifications

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

Berowra Cowan
Bachelor Degree 18.9% / 16.8%
Berowra — Bachelor Degree: 18.9% Cowan — Bachelor Degree: 16.8%
Certificate III & IV 12.4% / 17.7%
Berowra — Certificate III & IV: 12.4% Cowan — Certificate III & IV: 17.7%
Advanced Diploma / Diploma 9.4% / 7.0%
Berowra — Advanced Diploma / Diploma: 9.4% Cowan — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 7.0% / 5.1%
Berowra — Postgraduate Degree: 7.0% Cowan — Postgraduate Degree: 5.1%
Graduate Diploma / Certificate 2.6% / 2.2%
Berowra — Graduate Diploma / Certificate: 2.6% Cowan — Graduate Diploma / Certificate: 2.2%

Bars are drawn against the largest share shown (18.9%).

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 Cowan
England 7.1% / 3.5%
Berowra — England: 7.1% Cowan — England: 3.5%
New Zealand 1.8% / 1.4%
Berowra — New Zealand: 1.8% Cowan — New Zealand: 1.4%
South Africa 1.2% / 1.6%
Berowra — South Africa: 1.2% Cowan — South Africa: 1.6%
Philippines 1.4% / 1.3%
Berowra — Philippines: 1.4% Cowan — Philippines: 1.3%
India 1.8% / —
Berowra — India: 1.8% Cowan — India: not among its largest
Iran 0.8% / 1.0%
Berowra — Iran: 0.8% Cowan — Iran: 1.0%

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Berowra 93.9% houses
Berowra — Houses: 93.9% Berowra — Townhouses: 5.1% Berowra — Flats / Apartments: 1.0%
Cowan 98.1% houses
Cowan — Houses: 98.1% Cowan — Townhouses: 1.4% Cowan — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Berowra Cowan
Median house price $1,652,500 $1,230,000
Median unit price $1,247,500 —
Median land price $1,375,000 —
Typical days to sell (houses) 28 days
from 41 sales
 —

Zoning mix

Cowan has more land zoned for conservation (88% vs 63%).

Berowra Cowan
Environmental 63% 88%
Residential 23% 1%
Infrastructure and transport 9% 7%
Parks and recreation 4%
same for both
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 Cowan
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 Cowan
Houses 3.7%
$1,125/wk on $1.57M
 —
Units —
same for both

Ranking within NSW

Berowra Cowan
House price Higher than 79% of NSW Higher than 74% of NSW
Income Higher than 94% of NSW Higher than 82% of NSW
Schools —
same for both
Walkability Higher than 85% of NSW Higher than 58% of NSW
Affordability Higher than 54% of NSW Higher than 46% of NSW
EV adoption Higher than 91% of NSW
same for both
NBN connectivity Higher than 81% of NSW Higher than 88% of NSW
Rental yield (houses) Higher than 58% of NSW —

Liveability

Berowra is more walkable (60 vs 10); Berowra scores higher overall (60 vs 40).

Berowra Cowan
Grade B C
Score 60/100 40/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Cowan carries more crime risk (57 vs 32).

Berowra Cowan
Bushfire High
80/100
 High
76/100
Crime Low
32/100
 Moderate
57/100
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 Cowan
Inside the suburb 2 1
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 1
same for both

Schools in Berowra

  • Berowra Public School Government · Primary at peers
  • Pacific Berowra Christian School Independent · Primary below peers

Schools in Cowan

  • Cowan Public School Government · Primary below peers

Amenities in the suburb

Berowra Cowan
Cafes & restaurants 3 2
Parks & reserves 4 3
Childcare 7 0
GPs 1 0
Banks & Bank@Post 1 0
Fuel stations 3 0
EV chargers 1 0
Waterways 9 6

Mobility

Cowan sits further from the CBD (46.1 km vs 36 km).

Berowra Cowan
Walkability score 60/100 10/100
Distance to Sydney 36 km 46.1 km
+28% vs other
Drive time (normal traffic) 38 min 57 min
Public transport score 93/100
Rail · Bus
 48/100
Rail · Bus
Peak arrivals per hour 100.0
7-9am + 5-7pm
 7.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 7.5 min
scheduled, not actual
Electric vehicle share 1.6%
postcode 2081
same for both
Rooftop solar per 100 dwellings 54
postcode 2081
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 Cowan
Worked from Home 53.3% / 42.2%
Berowra — Worked from Home: 53.3% Cowan — Worked from Home: 42.2%
Car (driver) 38.8% / 47.0%
Berowra — Car (driver): 38.8% Cowan — Car (driver): 47.0%
Train 3.9% / 5.2%
Berowra — Train: 3.9% Cowan — Train: 5.2%
Car (passenger) 2.3% / 4.1%
Berowra — Car (passenger): 2.3% Cowan — Car (passenger): 4.1%
Walked Only 1.4% / 1.5%
Berowra — Walked Only: 1.4% Cowan — Walked Only: 1.5%

Bars are drawn against the largest share shown (53.3%).

Setting

Berowra Cowan
Elevation 201 m
above sea level, at the suburb centre
 59 m
above sea level, at the suburb centre
Distance to the ocean 9.3 km 4.6 km

NBN connectivity

Berowra Cowan
Connectivity score 74/100 78/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 53%
1,736 premises
 60%
239 premises

Climate

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

Federal electorate

Berowra Cowan
Division Berowra
same for both
Member Julian Leeser
same for both
Party Liberal
same for both

First Home Owner Grant

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

Tags

Berowra

Easy Commute Large Blocks Outer Professionals Quiet River Transport Hub

Cowan

Outer Trains

More comparisons

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Other comparisons with Cowan

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Full data on Berowra Full data on Cowan
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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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