Berowra Waters vs Berrilee

Berrilee is the younger of the two, with a median age of 51 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 Waters, about half of households are people living alone. In Berrilee, about half of households are couple families. On these figures, Berowra Waters tends to suit people living alone, while Berrilee suits couples.

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

Berrilee

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (0/100 vs 66/100)
  • is already more of a family suburb (73% vs 38%)
  • But Berowra Waters has more separate houses rather than flats (103% vs 90%)

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

First-home buyers

Too close to call

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

Weighs mortgage stress.

Renters

Berrilee

ahead on 2 of the 2 things we measure here

  • leaves renters under less rental stress (15% vs 32%)
  • has cheaper rent ($350/wk vs $575/wk)

Weighs rent and rental stress.

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Berowra Waters sits closer to the CBD (45.2 km vs 48.3 km)
  • Berrilee is more walkable (10/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Berrilee

ahead on 2 of the 4 things we measure here

  • carries lower crime risk (0/100 vs 66/100)
  • is more walkable (10/100 vs 0/100)

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

Where they sit

Berowra Waters and Berrilee 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 Waters Berrilee
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 Waters Berrilee
Walkability 0 / 10
Berowra Waters — Walkability: 0/100 Berrilee — Walkability: 10/100
Safety 34 / 100
Berowra Waters — Safety: 34/100 Berrilee — Safety: 100/100
Low fire risk 3 / 31
Berowra Waters — Low fire risk: 3/100 Berrilee — Low fire risk: 31/100

Demographics

Berowra Waters rents higher ($575/wk vs $350/wk); Berrilee has higher household incomes ($122,148 vs $94,224).

Berowra Waters Berrilee
Population 169 212
+25% vs other
Population trend (2016 → 2021) — -5.4%
Median age 56 51
Median household income $94,224/yr $122,148/yr
+30% vs other
Median weekly rent $575/wk
+39% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

Berowra Waters Berrilee
0-4 5.3% / 3.3%
Berowra Waters — 0-4: 5.3% Berrilee — 0-4: 3.3%
5-14 7.1% / 7.1%
Berowra Waters — 5-14: 7.1% Berrilee — 5-14: 7.1%
15-19 4.1% / 4.2%
Berowra Waters — 15-19: 4.1% Berrilee — 15-19: 4.2%
20-24 — / 4.7%
Berowra Waters — 20-24: not among its largest Berrilee — 20-24: 4.7%
25-34 7.1% / 11.3%
Berowra Waters — 25-34: 7.1% Berrilee — 25-34: 11.3%
35-44 7.1% / 9.4%
Berowra Waters — 35-44: 7.1% Berrilee — 35-44: 9.4%
45-54 16.6% / 13.2%
Berowra Waters — 45-54: 16.6% Berrilee — 45-54: 13.2%
55-64 23.7% / 19.8%
Berowra Waters — 55-64: 23.7% Berrilee — 55-64: 19.8%
65-74 17.2% / 10.8%
Berowra Waters — 65-74: 17.2% Berrilee — 65-74: 10.8%
75-84 12.4% / 11.8%
Berowra Waters — 75-84: 12.4% Berrilee — 75-84: 11.8%
85+ — / 2.8%
Berowra Waters — 85+: not among its largest Berrilee — 85+: 2.8%

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

Who lives together

Household composition, 2021 Census.

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%
Berrilee 52.3% couple families
Berrilee — Couple Families: 52.3% Berrilee — Lone Person: 20.5% Berrilee — One Parent Families: 20.5% Berrilee — Group Household: 0.0% Berrilee — Other Families: 6.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Berowra Waters 0.0% renting
Berowra Waters — Owned Outright: 64.4% Berowra Waters — Mortgage: 35.6% Berowra Waters — Renting: 0.0%
Berrilee 23.8% renting
Berrilee — Owned Outright: 41.3% Berrilee — Mortgage: 34.9% Berrilee — Renting: 23.8%
Owned outright Mortgage Renting

Qualifications

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

Berowra Waters Berrilee
Bachelor Degree 20.1% / 15.6%
Berowra Waters — Bachelor Degree: 20.1% Berrilee — Bachelor Degree: 15.6%
Certificate III & IV 11.2% / 16.0%
Berowra Waters — Certificate III & IV: 11.2% Berrilee — Certificate III & IV: 16.0%
Advanced Diploma / Diploma 12.4% / 11.3%
Berowra Waters — Advanced Diploma / Diploma: 12.4% Berrilee — Advanced Diploma / Diploma: 11.3%
Postgraduate Degree 8.3% / 4.2%
Berowra Waters — Postgraduate Degree: 8.3% Berrilee — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 5.9% / —
Berowra Waters — Graduate Diploma / Certificate: 5.9% Berrilee — Graduate Diploma / Certificate: not among its largest

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 Waters Berrilee
England 9.5% / 6.1%
Berowra Waters — England: 9.5% Berrilee — England: 6.1%
New Zealand 3.6% / 2.4%
Berowra Waters — New Zealand: 3.6% Berrilee — New Zealand: 2.4%
Singapore 3.6% / —
Berowra Waters — Singapore: 3.6% Berrilee — Singapore: not among its largest
South Africa — / 3.3%
Berowra Waters — South Africa: not among its largest Berrilee — South Africa: 3.3%
Thailand — / 2.8%
Berowra Waters — Thailand: not among its largest Berrilee — Thailand: 2.8%
Iran — / 1.9%
Berowra Waters — Iran: not among its largest Berrilee — Iran: 1.9%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Berowra Waters 103.3% houses
Berowra Waters — Houses: 103.3% Berowra Waters — Flats / Apartments: 0.0%
Berrilee 89.6% houses
Berrilee — Houses: 89.6% Berrilee — Flats / Apartments: 10.4%
Houses Flats / Apartments

Property market

Berowra Waters Berrilee
Median house price $907,500 —
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Berrilee has more rural and farming land (20% vs 0%).

Berowra Waters Berrilee
Environmental 70% 68%
Parks and recreation 29% 11%
Rural and farming 0% 20%
Infrastructure and transport 1%
same for both
Planning zones cover 99% of Berowra Waters and 100% of Berrilee. 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 Waters Berrilee
New dwellings approved 260
across Hornsby
same for both
Approvals change year on year -79%
same for both

Ranking within NSW

Berowra Waters Berrilee
House price Higher than 67% of NSW —
Income Higher than 61% of NSW Higher than 85% of NSW
Schools —
same for both
Walkability Higher than 35% of NSW Higher than 57% of NSW
Affordability Higher than 40% of NSW —
EV adoption Higher than 88% of NSW Higher than 87% of NSW
NBN connectivity Higher than 64% of NSW Higher than 56% of NSW

Liveability

Berrilee is more walkable (10 vs 0).

Berowra Waters Berrilee
Grade —
same for both
Score —
same for both
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Berowra Waters carries more crime risk (66 vs 0); Berowra Waters carries more bushfire risk (97 vs 69).

Berowra Waters Berrilee
Bushfire High
97/100
 Moderate
69/100
Crime Moderate
66/100
 None
0/100
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 0
within 5 km
 1
within 5 km

Schools

Berowra Waters Berrilee
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both

Amenities in the suburb

Berowra Waters Berrilee
Cafes & restaurants 3 0
Parks & reserves 0 1
Waterways 2 5

Mobility

Berrilee sits further from the CBD (48.3 km vs 45.2 km).

Berowra Waters Berrilee
Walkability score 0/100 10/100
Distance to Sydney 45.2 km 48.3 km
+7% vs other
Drive time (normal traffic) 61 min 57 min
Electric vehicle share 1.4%
postcode 2082
 1.4%
postcode 2159
Rooftop solar per 100 dwellings 49
postcode 2082
 53
postcode 2159

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 Waters Berrilee
Worked from Home 62.5% / 41.3%
Berowra Waters — Worked from Home: 62.5% Berrilee — Worked from Home: 41.3%
Car (driver) 23.2% / 55.4%
Berowra Waters — Car (driver): 23.2% Berrilee — Car (driver): 55.4%
Walked Only 14.3% / 3.3%
Berowra Waters — Walked Only: 14.3% Berrilee — Walked Only: 3.3%

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

Setting

Berowra Waters Berrilee
Elevation 0 m
above sea level, at the suburb centre
 144 m
above sea level, at the suburb centre
Distance to the ocean 7.7 km 11.7 km

NBN connectivity

Berowra Waters Berrilee
Connectivity score 36/100 30/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 0%
55 premises
 0%
58 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Berowra Waters

Outer Professionals Retirees River

Berrilee

Outer Retirees River

More comparisons

Other comparisons with Berowra Waters

Berowra Waters vs Berowra Heights Berowra Waters vs Arcadia Berowra Waters vs Cowan Berowra Waters vs Fiddletown Berowra Waters vs Canoelands

Other comparisons with Berrilee

Berrilee vs Hornsby Heights Berrilee vs Berowra Heights Berrilee vs Galston Berrilee vs Mount Kuring-Gai Berrilee vs Arcadia
Full data on Berowra Waters Full data on Berrilee
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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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