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Suburb profile ·Northern Beaches LGA · NSW ·2084

Duffys Forest NSW 2084

Duffys Forest is in Northern Beaches LGA, NSW, postcode 2084, with population 509.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$650/wk
Jun 2025 → Jun 2026 · 12 periods
NSW Fair Trading · postcode 2084 · Jun 2026 · sparse signal
$1675
$650
Jun 2025Jun 2026
Why it fits

Recent price movement shows visible market momentum. Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case. Small local population makes the signal set more fragile.

Read full evidence → Compare suburb Run calculator
Median house
$9.5M
House median, latest period
↑37.2%YoY D10 vs AU
Median rent
$650/wk
Rent context available
≈D10 vs AU
Gross yield
0.4%
Low yield band
D1 vs AU
Population
509
509 local footprint
D7 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
—
Not in commute dataset
Solar
573
54 added 12mo · 6MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2012Peak · 2024

At / near its all-time high

Price growth (compound)% per year
3-yr
+13.5%
5-yr
+21.0%
10-yr
+11.0%
Indicative cashflow-$8,866/wk (-$461,050/yr) · interest-only @ 6.4%, 80% LVR
Market turnover12.6% of homes traded/yr (20 sales)
Value vs advantage+499% vs suburbs of similar SEIFA advantage (decile 10)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investor profile

Who invests in Duffys Forest

Owner-occupied 82%Rented 18%
Investor activityATO
Negatively geared7.4%
187 of 511 landlords
Avg rental loss$15,952/yr
Landlords (rental income)511
Reported capital gains399
Investor exposure index(moderate vs national)69.4/100
The read

Owner-occupier stronghold

82% of homes here are owner-occupied and 18% rented, with 7% of landlords negatively geared.

Why it fits

82% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 0.4% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
253%
of household income to service a new loan
57.3 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $46,548/mo vs median rent $2,817/mo (+1553% · +$10092/wk)

If rates move

At 4.2%: $37,165/mo (-9,382) · at 6.2% (current): $46,548/mo · at 8.2%: $56,829/mo (+10,282)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
43.0x
median home price as a multiple of annual household income
Stretched
Renting
15%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $6,134/mo, while renters pay about $2,817/mo — owning runs $3,317/mo higher on these medians.

Median price
$9.50M
Household income · yr
$221K
Median rent · wk
$650
Owner mortgage · mo
$6,134
Gross yield
0.4%

Household income

ABS Census · ATO
$221K household · yr+168.5% vs NSW suburb median
Personal
$64K
Family
$227K
Household
$221K
Household income distribution (ABS Census 2021 · weekly)fewer than 50% could service the median house
Under $300
5
$300-649
6
$650-999
10
$1,000-1,499
12
$1,500-1,999
7
$2,000-2,999
14
$3,000-3,999
14
$4,000+
69

Serviceability line: a household needs about $35,806/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 31% of households here would spend more than 30% of income on rent (rent stress line: $2,167/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (152 households)
Owned outright
47%
Owned with mortgage
36%
Rented
18%
Dwelling structure5.6% of dwellings unoccupied on census night
Separate house
99%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 43% drive, 0% public transport, 4% walk or cycle, 51% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA962
Students78
Independent1
  • A.G.B.U. Alexander Primary SchoolPrimary · Independent · ICSEA 962

Livability

OSM · GTFS · schools + hospitals
37/ 100 livability index

Top 63% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 37% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (19 stops)52
Schools & hospitals25

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
4,025
1,487 per 100k
D2 vs AU

Crime

lga
Rate · per 100k1,487
Total incidents4,025· April 2025 - March 2026
  • Assault99460%
  • Sexual Offences35321%
  • Robbery241%
  • Break And Enter27817%

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

High broad-area context

About 63.5% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
High exposure ~63.5%
~63.5% of the suburb is Bush Fire Prone Land · ~33.5% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Primary Production Small Lots
Rural / Green wedge 92% Public / Open space 8%

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Terrey Hills - Duffys Forest SA2 area · 2022 base
3,719 people · 20223,554 by 2032 (-4.4%)

ABS population projection (2022 base) for the Terrey Hills - Duffys Forest SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Duffys Forest NSW — Property Data and Demographics

Located in New South Wales within the Northern Beaches local government area, Duffys Forest is a small community (postcode 2084). The area has roughly 509 residents and an established family demographic, with a median age of 43. Households earn a median income of $221K per year, with an average household size of 3.2 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.5% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are managers, professionals, sales. Employment in the area leans toward construction and professional services. The top ancestries reported are English, Australian, Scottish.

Duffys Forest has a median house price of $9.5 million, which has risen steeply by 37.2% year-on-year. The current median weekly rent is $650. This gives a gross rental yield of approximately 0.4%. The median monthly mortgage repayment is $6,134.

Duffys Forest is served by 1 school, including 1 primary. The average ICSEA score is 962, which is around the national average of 1,000. Public transport access includes 19 bus stops. The crime rate in the Northern Beaches LGA is low at 1,487 incidents per 100,000 population.

From an investment perspective, The gross rental yield works out to roughly 0.4%, which reads as low yield. Property prices are above the state median ($9.5M/$1.5M), placing it in the premium segment. The price-to-income ratio of 43.0x is considered stretched. House prices have moved +37.2% year-on-year. Population growth of +0.5% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield0.4%↓ Low Yield
Price vs State$9.5M/$1.5M↓ Above Median
Affordability43.0x↓ Stretched
Price Momentum+37.2%↑ Rising
Pop. Growth+0.5%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$6,134
Rent · wk(Census)$625
Market rent · wk(2026-06)$650
Gross yield0.3%
Price / income43.0x
Sales vol (latest Q)(2022-Q2)5
Population growth · Northern Beaches LGAABS ERP
Population (2025)272,656
5-year growth+0.3% CAGR
YoY change+0.5%
20012025
Development · Northern Beaches LGAABS Approvals
Approvals (2026)535
Houses 61%Units 39%
YoY change+0%
Employment · Northern Beaches LGASALM
Unemployment (Dec-25)3.8%
YoY change+1pp
Dec-10Dec-25
Property investors · Postcode 2084ATO
Negatively geared7.4%
187 of filers
Avg rental loss$15,952/yr
Landlords (rental income)511
Reported capital gains399
People & prosperity
DemographicsCensus 21
Population509
Median age43
Household size3.2
HH income · wk$4,250
Personal income · wk$1,223
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)10/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$3,274 → $4,250
Change+29.8%
vs NSW median+9.2 pp
Median rent+0%
gentrifyingvs NSW 2016–21
Top occupationsCensus
Managers78Professionals55Sales39Technicians & Trades28Clerical & Administrative21
Top industriesCensus
Construction28Professional Services24Retail Trade22Education20Healthcare20
Top ancestryCensus
English227Australian151Scottish73Irish64Italian44
Area & amenity
TransportGTFS
Bus stops19
Hospitals · Northern Beaches LGAAIHW
Public3
Private6
Adolescent and Young Adult Hospice Manlypublic
Mona Vale Hospitalpublic
Northern Beaches Hospitalpublic
Arcadia Pittwater Private Hospitalprivate
Dee Why Endoscopy Unitprivate
Delmar Private Hospitalprivate
+3 more in Northern Beaches LGA
Aged care · Northern Beaches LGAGEN
Facilities26
Residential places2,486
Uniting Wesley Gardens Belrose285 places
RSL ANZAC Village221 places
Peter Cosgrove House216 places
Narrabeen Glades Care Community148 places
Arcare Warriewood132 places
Elizabeth Jenkins Place Aged Care Plus Centre126 places
+20 more in Northern Beaches LGA
Childcare · Northern Beaches LGAACECQA
Services177
Approved places13,410
Exceeding NQS40
Harbord OOSH Centre350 places
Manly West Before and After School Care260 places
Curly Kids OOSH225 places
Arabanoo Inc215 places
Little Zak's Academy Brookvale212 places
Killarney Heights OSHC Centre189 places
+171 more in Northern Beaches LGA
Nearby in Northern Beaches LGA12
Whale Beach$9.0M · 315Ingleside$5.7M · 1,030Bilgola Beach$6.8M · 251Queenscliff$5.6M · 3,407Palm Beach$5.3M · 1,652Scotland Island$1.5M · 711Freshwater$4.8M · 9,186Fairlight$4.9M · 6,141Oxford Falls$2.8M · 265Balgowlah$4.5M · 8,068Clontarf$6.2M · 1,746North Curl Curl$4.4M · 4,288
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Duffys Forest has enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2022-Q2 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 19 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Duffys Forest sits in Sydney — explore the metro.

Duffys Forest FAQ

Common questions
  1. What LGA is Duffys Forest in?

    Duffys Forest is in the Northern Beaches Local Government Area, NSW, postcode 2084. Council-level context for Northern Beaches LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Duffys Forest?

    The current median house price in Duffys Forest, NSW is $9.5M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Duffys Forest?

    The median weekly rent in Duffys Forest is $650/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Duffys Forest?

    Rent context available: Duffys Forest has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Duffys Forest a good investment?

    QuickProperty's investment signals for Duffys Forest show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Duffys Forest?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Duffys Forest data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.