South Turramurra vs North Epping

Comparing South Turramurra and North Epping, NSW: North Epping has more residents (4,657 vs 3,208); South Turramurra rents higher ($795/wk vs $615/wk); and South Turramurra has higher household incomes ($179,244 vs $159,224).

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

North Epping

ahead on the one thing that separates them

  • has more schools rated above their peers (1 vs 0)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

North Epping

ahead on the one thing that separates them

  • has cheaper rent ($615/wk vs $795/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

South Turramurra and North Epping drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

South Turramurra North Epping
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.

South Turramurra North Epping
Walkability 74 / 80
South Turramurra — Walkability: 74/100 North Epping — Walkability: 80/100
Safety 85 / 82
South Turramurra — Safety: 85/100 North Epping — Safety: 82/100
Low fire risk 24 / 22
South Turramurra — Low fire risk: 24/100 North Epping — Low fire risk: 22/100

Demographics

North Epping has more residents (4,657 vs 3,208); South Turramurra rents higher ($795/wk vs $615/wk).

South Turramurra North Epping
Population 3,208 4,657
+45% vs other
Population trend (2016 → 2021) +4.0% +2.9%
Median age 42 44
Median household income $179,244/yr
+11% vs other
 $159,224/yr
Median weekly rent $795/wk
+23% vs other
 $615/wk

Age profile

Share of residents in each band, 2021 Census.

South Turramurra North Epping
0-4 5.3% / 4.0%
South Turramurra — 0-4: 5.3% North Epping — 0-4: 4.0%
5-14 16.6% / 14.9%
South Turramurra — 5-14: 16.6% North Epping — 5-14: 14.9%
15-19 8.5% / 7.9%
South Turramurra — 15-19: 8.5% North Epping — 15-19: 7.9%
20-24 5.5% / 5.8%
South Turramurra — 20-24: 5.5% North Epping — 20-24: 5.8%
25-34 4.3% / 7.0%
South Turramurra — 25-34: 4.3% North Epping — 25-34: 7.0%
35-44 12.9% / 11.3%
South Turramurra — 35-44: 12.9% North Epping — 35-44: 11.3%
45-54 17.5% / 15.9%
South Turramurra — 45-54: 17.5% North Epping — 45-54: 15.9%
55-64 11.9% / 14.5%
South Turramurra — 55-64: 11.9% North Epping — 55-64: 14.5%
65-74 8.1% / 9.0%
South Turramurra — 65-74: 8.1% North Epping — 65-74: 9.0%
75-84 6.4% / 6.9%
South Turramurra — 75-84: 6.4% North Epping — 75-84: 6.9%
85+ 2.8% / 2.7%
South Turramurra — 85+: 2.8% North Epping — 85+: 2.7%

Bars are drawn against the largest share shown (17.5%).

Who lives together

Household composition, 2021 Census.

South Turramurra 72.2% couple families
South Turramurra — Couple Families: 72.2% South Turramurra — Lone Person: 14.7% South Turramurra — One Parent Families: 10.6% South Turramurra — Group Household: 2.0% South Turramurra — Other Families: 0.5%
North Epping 70.0% couple families
North Epping — Couple Families: 70.0% North Epping — Lone Person: 17.7% North Epping — One Parent Families: 10.4% North Epping — Group Household: 1.4% North Epping — Other Families: 0.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

South Turramurra 8.2% renting
South Turramurra — Owned Outright: 41.6% South Turramurra — Mortgage: 50.2% South Turramurra — Renting: 8.2%
North Epping 11.7% renting
North Epping — Owned Outright: 47.7% North Epping — Mortgage: 40.7% North Epping — Renting: 11.7%
Owned outright Mortgage Renting

Qualifications

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

South Turramurra North Epping
Bachelor Degree 24.7% / 23.4%
South Turramurra — Bachelor Degree: 24.7% North Epping — Bachelor Degree: 23.4%
Postgraduate Degree 11.4% / 13.7%
South Turramurra — Postgraduate Degree: 11.4% North Epping — Postgraduate Degree: 13.7%
Advanced Diploma / Diploma 7.7% / 7.2%
South Turramurra — Advanced Diploma / Diploma: 7.7% North Epping — Advanced Diploma / Diploma: 7.2%
Certificate III & IV 5.4% / 6.0%
South Turramurra — Certificate III & IV: 5.4% North Epping — Certificate III & IV: 6.0%
Graduate Diploma / Certificate 2.9% / 3.3%
South Turramurra — Graduate Diploma / Certificate: 2.9% North Epping — Graduate Diploma / Certificate: 3.3%

Bars are drawn against the largest share shown (24.7%).

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.

South Turramurra North Epping
China 4.8% / 6.9%
South Turramurra — China: 4.8% North Epping — China: 6.9%
England 5.8% / 3.2%
South Turramurra — England: 5.8% North Epping — England: 3.2%
India 2.0% / 4.3%
South Turramurra — India: 2.0% North Epping — India: 4.3%
New Zealand 2.0% / 1.7%
South Turramurra — New Zealand: 2.0% North Epping — New Zealand: 1.7%
Malaysia 0.9% / 1.7%
South Turramurra — Malaysia: 0.9% North Epping — Malaysia: 1.7%
South Africa 1.7% / 0.8%
South Turramurra — South Africa: 1.7% North Epping — South Africa: 0.8%

Bars are drawn against the largest share shown (6.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

South Turramurra 98.2% houses
South Turramurra — Houses: 98.2% South Turramurra — Townhouses: 1.1% South Turramurra — Flats / Apartments: 0.7%
North Epping 92.0% houses
North Epping — Houses: 92.0% North Epping — Townhouses: 5.4% North Epping — Flats / Apartments: 2.6%
Houses Townhouses Flats / Apartments

Property market

South Turramurra North Epping
Median house price $2,360,000 $2,365,000
Median unit price — $1,680,000
Median land price —
same for both
Typical days to sell (houses) — 22 days
from 36 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

South Turramurra North Epping
3 bed $2.23M / $2.06M
South Turramurra — 3 bed: $2.23M (18 sales) North Epping — 3 bed: $2.06M (27 sales)

18 vs 27 sales

4 bed $2.48M / $2.28M
South Turramurra — 4 bed: $2.48M (27 sales) North Epping — 4 bed: $2.28M (32 sales)

27 vs 32 sales

5 bed $2.8M / $2.75M
South Turramurra — 5 bed: $2.8M (13 sales) North Epping — 5 bed: $2.75M (36 sales)

13 vs 36 sales

Zoning mix

South Turramurra has more land zoned for conservation (57% vs 21%).

South Turramurra North Epping
Residential 37% 70%
Environmental 57% 21%
Parks and recreation 4% 8%
Infrastructure and transport 1%
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

South Turramurra North Epping
New dwellings approved 908
across Ku-ring-gai
 260
across Hornsby
Approvals change year on year +0% -79%

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.

South Turramurra North Epping
Houses — 2.8%
$1,025/wk on $1.88M
Units —
same for both

Ranking within NSW

South Turramurra North Epping
House price Higher than 88% of NSW Higher than 90% of NSW
Income Higher than 99% of NSW Higher than 96% of NSW
Schools —
same for both
Walkability Higher than 90% of NSW Higher than 92% of NSW
Affordability Higher than 45% of NSW Higher than 31% of NSW
EV adoption Higher than 98% of NSW Higher than 97% of NSW
NBN connectivity Higher than 84% of NSW Higher than 82% of NSW
Rental yield (houses) — Higher than 16% of NSW

Liveability

South Turramurra North Epping
Grade A
same for both
Score 74/100 73/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

South Turramurra North Epping
Bushfire High
76/100
 High
78/100
Crime Low
15/100
 Low
18/100
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

South Turramurra North Epping
Inside the suburb 1
same for both
Rated above peers 0 1
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 1
Macquarie University Wallumattagal Campus at North Ryde, 3.5 km
 1
Macquarie University Wallumattagal Campus at North Ryde, 3.9 km
Full-time students aged 15–24 4.7%
same for both

Schools in South Turramurra

  • Turramurra High School Government · Secondary at peers

Schools in North Epping

  • Epping North Public School Government · Primary above peers

Amenities in the suburb

South Turramurra North Epping
Supermarkets 1
same for both
Cafes & restaurants 1 4
Parks & reserves 6 4
Childcare 3 2
GPs 0 1
Pharmacies 1
same for both
Banks & Bank@Post 1 0
Fuel stations 1 0
Waterways 7 5

Mobility

South Turramurra North Epping
Walkability score 74/100 80/100
Distance to Sydney 22.2 km
+3% vs other
 21.5 km
Drive time (normal traffic) 28 min
same for both
Public transport score 77/100
Bus
 78/100
Bus
Peak arrivals per hour 147.5
7-9am + 5-7pm
 106.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 3.7%
postcode 2074
 2.8%
postcode 2121
Rooftop solar per 100 dwellings 30
postcode 2074
 22
postcode 2121

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.

South Turramurra North Epping
Worked from Home 63.5% / 61.4%
South Turramurra — Worked from Home: 63.5% North Epping — Worked from Home: 61.4%
Car (driver) 31.1% / 31.2%
South Turramurra — Car (driver): 31.1% North Epping — Car (driver): 31.2%
Train 2.5% / 3.1%
South Turramurra — Train: 2.5% North Epping — Train: 3.1%
Car (passenger) 1.9% / 2.3%
South Turramurra — Car (passenger): 1.9% North Epping — Car (passenger): 2.3%
Walked Only 1.0% / 1.2%
South Turramurra — Walked Only: 1.0% North Epping — Walked Only: 1.2%

Bars are drawn against the largest share shown (63.5%).

Setting

South Turramurra North Epping
Elevation 92 m
above sea level, at the suburb centre
 94 m
above sea level, at the suburb centre
Distance to the ocean 14.4 km 15.3 km

NBN connectivity

South Turramurra North Epping
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 13%
1,084 premises
 0%
1,634 premises

Climate

South Turramurra North Epping
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

South Turramurra North Epping
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

South Turramurra North Epping
Average residential rate $1,626/yr $1,488/yr
Council Ku-ring-gai Hornsby

Federal electorate

South Turramurra North Epping
Division Bradfield Berowra
Member Nicolette Boele Julian Leeser
Party Independent Liberal

First Home Owner Grant

South Turramurra North Epping
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

South Turramurra

Large Blocks Middle-Ring Parks Premium Professionals Quiet

North Epping

Middle-Ring Parks Premium Professionals Quiet

More comparisons

Other comparisons with South Turramurra

South Turramurra vs Wahroonga South Turramurra vs Turramurra South Turramurra vs Marsfield South Turramurra vs Macquarie Park South Turramurra vs Pennant Hills South Turramurra vs West Pymble

Other comparisons with North Epping

North Epping vs Epping North Epping vs Marsfield North Epping vs Pennant Hills North Epping vs Cheltenham
Full data on South Turramurra Full data on North Epping
Unlock full address-level data — $29/month

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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or