North Balgowlah vs Turramurra
Property investment comparison - North Balgowlah, NSW 2093 vs Turramurra, NSW 2074
Head-to-head across core investment metrics: North Balgowlah wins 3, Turramurra wins 1. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | North Balgowlah | Turramurra |
|---|---|---|
| Median house price | $3.4M | $3.4M |
| Median unit price | - | $860K |
| Gross rental yield (houses) | 2.80% | - |
| Gross rental yield (units) | 3.45% | 4.30% |
| 1-year house growth | +3.1% | +1.1%estimate |
| 3-year house growth | +5.6% | - |
| Vacancy rate | 2.2% | 3.3% |
| Population | 3,816 | 12,850 |
North Balgowlah vs Turramurra: what the numbers say
The median house price is $3.4M in North Balgowlah and $3.4M in Turramurra, so North Balgowlah is the cheaper entry point, with Turramurra houses about 1% dearer.
Over the past year house prices moved +3.1% in North Balgowlah and +1.1% in Turramurra (an estimate), so recent momentum favours North Balgowlah, although both suburbs recorded growth.
Rental vacancy is 2.2% in North Balgowlah and 3.3% in Turramurra, so landlords in North Balgowlah face less competition for tenants.
Turramurra is the bigger suburb, with a population of 12,850 against 3,816, roughly 3.4 times the size of North Balgowlah; a larger suburb usually means a deeper pool of buyers and tenants.
In short: North Balgowlah for a lower purchase price, North Balgowlah for recent price momentum, North Balgowlah for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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North Balgowlah, NSW 2093
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