Terrey Hills is the quiet, spacious end of the Northern Beaches. Only 3,142 people live here, across 1,048 private dwellings, and 89.8% of them are houses. Stash puts the suburb 20km from the Sydney CBD. The population has been shrinking (-1.0% over a year, -4.6% over ten). This is a market of family homes and acreage, with almost no apartments.

Terrey Hills in Numbers

Source: Stash Property, sales for the 12 months from October 2025 and listings from September 2026. The middle half of house sales fell between $2,140,000 and $2,530,000, and the stats range runs from $1,715,000 to $3,700,000. Stash records a median discount of -2.4%, which means houses typically sold above their last asking price. With 23 sales in total, the sample is small, so treat the medians as a guide.

Units are close to non-existent. Stash recorded 2 unit sales, at $2,390,000 and $2,400,000, both in the ‘Akuna’ over-55s community on Booralie Road according to the listings. That is too few to build a unit median, so there is no unit table in this guide.

Price by Bedroom Count

Four-bedroom homes are the most reliable benchmark here with 11 sales, a $2,330,000 median and the best yield at 3.52% on 10 leases. Three-bedroom homes were down 12.9% on the year across 7 sales. The 5-bedroom row rests on just 4 sales and 1 lease, so the +39.3% jump and the 2.57% yield should not be leaned on.

Acreage, Village and Everyday Life

Commuting is overwhelmingly by car. The 2021 Census counts 628 people driving, 596 working from home, 27 walking, 19 on a bus or ferry and 3 on a train. Stash returned no station for the suburb. Current listings talk about Terrey Hills Village shops, Terrey Hills Public School, the Terrey Hills Swim Centre and Terrey Hills Tavern, and several describe bus services toward the CBD, Chatswood and Mona Vale. Verify routes and frequency yourself before relying on them. Stash puts the average government-school ICSEA percentile at 84.

Land size is the story. Lot 186 Cooyong Road sold for $7,500,000 in November 2025 on 15,800 sqm of land, and 214 Cooyong Road fetched $9,000,000 in May 2026 on 5,921 sqm. Those acreage sales sit far above the suburb quartiles. At ordinary suburban scale, recent sales include Jinchilla Road (5-bedroom house, $2,200,000, 695 sqm block, March 2026); Tiarri Avenue (4-bedroom house, $2,330,000, 696 sqm block, December 2025); Yulong Avenue (4-bedroom house, $2,700,000, 1,188 sqm block, April 2026); and Booralie Road (3-bedroom house, $1,875,000, February 2026).

The listings feed also shows how different the top of the market is. Current acreage listings include several four-acre-plus holdings with advertised prices from $5,000,000 upward, and a number are described with RU4 zoning or additional uses. Some have been listed for a long time (one record shows 1,494 days on market). Treat advertised acreage prices as aspirations until a sale is recorded.

Reading the Price Trend

The median house is up 1.9% on a year ago and 15.5% over three years, but -0.8% over five years, which is essentially flat. Over ten years the gain is 65.0%. Houses sold in a median of 21 days and the market absorption rate is 44.9%. With 3 houses listed for sale in September 2026 against 4 for rent, buyers have little to choose from.

Investor Angle

The median house earns $1,200 a week across 19 leases, for a 3.24% gross yield and vacancy of just 0.5%. The yield is respectable but the entry price is high, so cash flow will be thin once interest is paid. The RBA cash rate sits at 4.60% after the increase on 29 September 2026. Median house rent moved -20.0% over the year on a small base of leases. Stash counted 2 house approvals and 0 unit approvals in the last 12 months. Rural land and acreage hold costs differ from a suburban lot, so ask an accountant about land tax and depreciation.

Who Lives Here

Household income is $2,778 a week, rent is $600 and the median monthly mortgage repayment is $3,033. 85.1% of houses are owner-occupied and 14.5% rented. The 45 to 64 age band is the biggest with 928 people and 772 residents are 65 or older. Professionals (388) and managers (298) lead occupations.

Planning and Hazards

A Stash check on the 12 Cooyong Road house, offered as one example only, came back zoned R2 Low Density Residential (Warringah Local Environmental Plan 2011), which allows buildings up to 8.5m and sets a 600 sqm minimum lot. It showed Landslide Risk Area A, slope under 5, no bushfire flagged, no heritage flagged and no biodiversity flagged, and no flood data available. Acreage listings reference RU4 zoning, which this sample does not cover, so confirm the zone and any bushfire or flood issues with Northern Beaches Council for the exact lot.

Questions to Settle Before You Buy

• Choose between a suburban lot (medians around $1,950,000 to $2,330,000) and acreage, which prices on a different scale entirely
• Check the zoning of the exact lot, including RU4 or R2, because it decides what you can build or run
• Ask about bushfire, flooding and sewer connection, particularly on larger blocks
• Test the drive at peak hour, since driving accounts for 92.8% of those commuting by car, bus or ferry, train or on foot
• Estimate your duty bill with the NSW stamp duty calculator

Terrey Hills FAQ

What does a typical house cost?
The median across 23 recorded sales was $2,310,000, with the middle half between $2,140,000 and $2,530,000.

Is the population growing?
No. Stash shows -1.0% over one year and -6.3% over five, and only 23 house sales were recorded in 12 months.

Can I buy an apartment?
Almost never. There are 78 units among 1,048 dwellings, and the two recorded sales were in an over-55s complex.

How fast do homes sell?
The median was 21 days for houses. Stash returned no auction clearance rate for the suburb.

This is general information only, not personalised financial, legal or tax advice. Speak with the relevant licensed professional, mortgage broker, solicitor or accountant before making a decision.