Turramurra location and character
Turramurra lies approximately 18 kilometres north of the Sydney central business district, within the Ku-ring-gai local government area, adjoining Pymble, Wahroonga and St Ives, with bushland to the east and north.
Like its neighbours it is characterised by large blocks and mature tree cover, and its Census profile reflects that: 1,355 dwellings had four bedrooms and a further 900 had five or more, out of 4,427 occupied dwellings.
An apartment component near the station accounts for 27.2 per cent of occupied homes, the highest share of the Ku-ring-gai suburbs covered here, which gives the suburb a broader range of price points than Pymble or Wahroonga.
Transport and amenity in Turramurra
Turramurra station is on the T1 North Shore line, providing services to the Sydney central business district via Chatswood and North Sydney, and north toward Hornsby.
The Pacific Highway runs through the suburb, and Sydney buses serve the surrounding streets and connect east toward St Ives.
Shopping is concentrated near the station, and the Ku-ring-gai Chase National Park and local bushland reserves lie to the north and east. This guide does not describe school catchments, which the NSW Department of Education can confirm.
Housing stock in Turramurra
Turramurra combines large detached houses on generous treed blocks with an apartment component near the station and the Pacific Highway.
At the 2021 Census, 3,014 of the 4,427 occupied private dwellings were separate houses, 1,202 were flats or apartments and only 202 were semi-detached or townhouse dwellings, so houses made up 68.1 per cent of occupied homes against 72.3 per cent nationally, while apartments accounted for 27.2 per cent. Four-bedroom homes numbered 1,355, three-bedroom 1,157 and 900 had five or more.
The Census also recorded 394 unoccupied private dwellings out of 4,822 on Census night, about 8 per cent. Inspections on large treed blocks commonly consider structural condition, roof and services, tree and root effects on foundations and drainage, and the approval status of past additions.
Who lives and buys in Turramurra
The 2021 Census counted 12,850 residents in Turramurra, with a median age of 43 against 38 for Australia and an average household size of 2.8 people compared with 2.5 nationally. Adults aged 45 to 54 were the largest group at 1,922, followed by 1,838 children aged 5 to 14, 1,755 adults aged 35 to 44 and 1,590 aged 55 to 64.
Ownership dominates, with outright ownership slightly ahead. The Census recorded 1,739 dwellings owned outright, 1,700 owned with a mortgage and 850 rented, so 39.6 per cent of households with a stated tenure owned outright, 38.7 per cent held a mortgage and 19.3 per cent rented, against 31.0, 35.0 and 30.6 per cent nationally.
Median weekly household income was $3,046 against $1,746, median monthly mortgage repayments were $3,484 against $1,863 and median weekly rent was $590 against $375. For a buyer, this is a settled family market where serviceability binds well before deposit.
Heritage, trees and bushfire in Turramurra
Heritage conservation areas apply in parts of Ku-ring-gai, and individual properties may also be listed. Listing can constrain demolition and external alterations, and the section 10.7 planning certificate records the position for a specific address.
Tree preservation controls may restrict removal or pruning, and established trees can affect foundations, paving and stormwater. Both matter here, where tree cover is a defining characteristic of the suburb.
Bushland interface land can be mapped as bush fire prone. A Bush Fire Prone Land Map is certified by the Commissioner of the NSW Rural Fire Service under section 10.3(2) of the Environmental Planning and Assessment Act 1979 and noted on the section 10.7 certificate. Building work on mapped land must comply with Planning for Bush Fire Protection 2019 and AS 3959-2018, and complying development cannot be carried out on BAL-40 or BAL-FZ land.
Buying in Turramurra under New South Wales law
Under the Conveyancing Act 1919 and the Conveyancing (Sale of Land) Regulation 2022, a vendor must attach prescribed documents to the Contract for the Sale of Land before exchange, including a current section 10.7 planning certificate issued by Ku-ring-gai Council under the Environmental Planning and Assessment Act 1979, together with title documents.
New South Wales does not require the vendor to supply a building inspection report, so a buyer arranges that independently.
Under section 66S of the Conveyancing Act 1919, a buyer by private treaty has a cooling-off period of five business days after exchange, forfeiting 0.25 per cent of the purchase price to withdraw, with none at auction. A section 66W certificate waives the right on a private treaty sale and exposes the buyer to the full 10 per cent deposit.
Home loan considerations for Turramurra property
At this price level, many lenders apply a lower maximum loan-to-value ratio above certain loan or property value thresholds, and valuations are less predictable because large individually extended homes on varying blocks are not directly comparable.
With median monthly repayments of $3,484 against $1,863 nationally, serviceability is the binding constraint for most buyers of houses. The 39.6 per cent outright ownership share means many local purchases nevertheless involve substantial equity.
For the 1,202 apartments, ordinary strata policies apply: single-development exposure limits, minimum internal floor areas for the 286 one-bedroom dwellings, and strata levies counted in serviceability. That is a distinct market from the houses, and comparable evidence should not be mixed between them.
Lending considerations for Turramurra
- Median monthly repayments of $3,484 mean serviceability binds well before deposit.
- Heritage conservation areas can constrain demolition and external alterations.
- Complying development is unavailable on BAL-40 and BAL-FZ land, requiring a full DA.
- Tree preservation controls may restrict removal or pruning.
- Houses and apartments are distinct markets and evidence should not be mixed.
Lender policy differs between institutions and changes over time. The guide to Australian lenders explains how credit policy varies, and the home loan guide sets out the main loan structures.
Transfer duty when buying in Turramurra, NSW
Transfer duty, commonly called stamp duty, is set by the state or territory rather than by suburb. The table shows indicative duty in New South Wales for an owner-occupier buying an established home at four illustrative purchase prices. These prices are examples only and are not an indication of values in Turramurra.
| Purchase price | Owner-occupier duty | Eligible first home buyer |
|---|---|---|
| $500,000 | $16,687 | Nil |
| $750,000 | $27,937 | Nil |
| $1,000,000 | $39,187 | $39,187 |
| $1,500,000 | $63,787 | $63,787 |
Indicative relief: full exemption to $800,000 and a sliding concession to $1,000,000 under the First Home Buyers Assistance Scheme. Figures are indicative, exclude transfer and mortgage registration fees, and are subject to change. Eligibility conditions apply. Confirm the amount with the relevant revenue office before relying on it, or model a specific price with the stamp duty calculator. Grants and guarantees are explained in the government grants guide.
Frequently asked questions about buying in Turramurra
Does Turramurra have apartments?
Yes, more than its neighbours. At the 2021 Census, 1,202 of 4,427 occupied private dwellings were flats or apartments, or 27.2 per cent, the highest share of the Ku-ring-gai suburbs covered here. That gives the suburb a broader range of price points than Pymble or Wahroonga.
Is Turramurra bush fire prone?
Bushland interface land in this part of Sydney can be mapped as bush fire prone, and the position is noted on the section 10.7 planning certificate. Building work on mapped land must comply with Planning for Bush Fire Protection 2019 and AS 3959-2018.
What does BAL-40 or BAL-FZ mean for building?
Complying development cannot be carried out on land in those two highest risk categories, so a buyer intending to extend or rebuild loses the fast approval pathway and needs a full development application. Establishing the position before committing is worthwhile.
Does heritage listing affect Turramurra property?
It can. Heritage conservation areas apply in parts of Ku-ring-gai and individual properties may also be listed, which can constrain demolition and external alterations. The section 10.7 planning certificate, attached to the contract before exchange, records the position.
How large are the homes in Turramurra?
Notably large. At the 2021 Census, 1,355 of 4,427 occupied private dwellings had four bedrooms and a further 900 had five or more, against 1,157 with three bedrooms. The average household held 2.8 people against 2.5 nationally.
Who lives in Turramurra?
The 2021 Census counted 12,850 residents with a median age of 43 and an average household size of 2.8 people. Of households with a stated tenure, 39.6 per cent owned outright, 38.7 per cent held a mortgage and 19.3 per cent rented. Median weekly household income was $3,046.