Berowra Heights at a glance
5,266
People
$1,665,000
Median sale
$807/wk
Median rent
2.52%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
NSW › Berowra Heights › Berowra Waters Rd
$1,500,000
Last sold
23 Mar 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
847 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$1,500,000
23 Mar 2026 · derived via latest_sale
Local land rate: recorded House sales in Berowra Heights (last 5 years) with land size have a median of $1,967/m² of land (n=120). Districts calculation from recorded sales — not a valuation.
Berowra Heights at a glance
5,266
People
$1,665,000
Median sale
$807/wk
Median rent
2.52%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Berowra Heights
-9.9%
Median sale
Suburb $1,665,000
+0.28 pp
Gross yield
Suburb 2.52%
Suburb median $1,665,000 from 33 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Hornsby Local Environmental Plan 2013
Zone
Low Density Residential
R2
Jurisdiction
Hornsby
Hornsby, NSW
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Low Density Residential · R2 (Hornsby Local Environmental Plan 2013). Official parcel area about 821 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $807/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Low Density Residential · R2 (Hornsby Local Environmental Plan 2013). Official parcel area about 821 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Low Density Residential · R2 (Hornsby Local Environmental Plan 2013). Official parcel area about 821 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
KnownmediumOfficial parcel about 821 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Berowra Heights at a glance
5,266
People
$1,665,000
Median sale
$807/wk
Median rent
2.52%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Property AlchemySituated on an expansive 847sqm level parcel, this versatile 3-bedroom family home strikes a balance between immediate comfort and significant future upside. Designed for a lifestyle of ease, the layout is ideal if you're looking for a practical floorplan without compromising on space or location.
With a spacious air-conditioned ground floor, the property welcomes you with light-filled interiors and a warm, inviting atmosphere with separate living and dining spaces. While the deep, flat backyard serves as a private oasis, offering a safe haven for children and a blank canvas for a pool or a granny flat (STCA).
Practical Layout
The residence features 3 well-proportioned bedrooms, a practical kitchen and a central bathroom, complemented by a second separate toilet - while modern comfort is assured throughout the entire home, with ceiling fans downstairs.
Versatile Attic Potential
To match the generous space of the ground floor, the upper level reveals a sprawling air-conditioned attic-style room: a light-filled space that adds a unique dimension to the home. It has incredible potential as a parents' retreat, huge bedroom plus additional living, or a quiet home office.
Storage Galore
With a dedicated carport, along with a secure garage and workshop, plus a shed space, you'll have no shortage of storage options. Built in wardrobes in downstairs bedrooms.
Lifestyle & Convenience
Minutes to Berowra Shops and St Bernard's Primary School, the home is also conveniently located near all three other local schools and essential transport links.
PROPERTY HIGHLIGHTS:
Convenient Living
A practical floorplan on a level 847sqm block, with generous spaces downstairs and up - perfectly suited to young families.
Huge Flat Backyard
An expansive level lawn offering incredible space for weekend entertaining and enough room for a future pool or secondary dwelling (STCA) for additional investment income.
Updated & Ready
Benefit from significant recent upgrades including new flooring and carpet, new blinds and curtains, updated electricals throughout, a new dishwasher, air conditioning and ceiling fans, new fencing and garden irrigation in all garden beds.
Central Connectivity
Tucked away for privacy yet moments from the village shopping precinct, local schools,
and transport.
Rental Potential
Based on current market comparables for a property of this standard in the area, we estimate a rental return of $850 per week. Subject to DA approval and completion, a brand-new 2-bedroom granny flat, we estimate a rental income of $600-$650 per week.
Listing description written by Belinda Urquhart, Property Alchemy — reproduced as published, not verified by Districts.