Kariong is 22 minutes further but $631,750 cheaper | August 16th, 2025

https://www.mortgagechoice.com.au/michael.daniels/our-services/mortgage-choice-in-kariong-michael-daniels/

I've written about the Kariong and Berowra comparison before. They are both what I describe as Sydney commuter suburbs. Both have strong communities and are relatively affordable free-standing house options for people who work in Sydney. Both also have a very high percentage of houses (around 91%) compared to strata properties. I question the significant price difference, given that the freeway drive time is approximately only 22 minutes between the two.

The table below illustrates a wide range of property data points that help you to make a more informed decision. 

Kariong Affordability for Buyers

The median house price in Kariong is $1,018,250, significantly lower than Berowra's $1,650,000—a difference of over $631,000. This lower entry point is ideal for first-time buyers or those with limited budgets. Additionally, Kariong’s median price growth over the past 12 months is 5.00%, outpacing Berowra's 1.20%, suggesting stronger potential for value appreciation. 

Berowra Housing Costs

In contrast, Berowra presents a higher-cost housing market. The median house price of $1,650,000 is likely attracting higher-income buyers or those seeking long-term investment in a stable area. Berowra has two significant features that make it a stable housing market: 1,535 houses with a 92.69% house-to-total-dwelling ratio. Berowra’s market leans toward owner-occupancy (87%). However, its slower price growth (1.20%) indicates less dynamic value increase.

Kariong Rental Affordability

For renters, Kariong offers greater affordability with a median weekly rent of $650, compared to Berowra's $820—a $170 weekly savings. This aligns with Kariong’s higher renter occupancy rate of 22% versus Berowra’s 13%, catering to budget-conscious tenants. The gross rental yield of 3.80% further enhances Kariong’s appeal for investors seeking affordable rental returns, supported by 157 leases in the past 12 months and an extremely quick 14-day median lease-on-market period.

Berowra Rental Market

Berowra’s rental market, while offering higher rents at $820 per week, is relatively affordable for tenants as the rental yield is 2.70% which is lower than Kariong’s 3.8%, reflecting the lowest cost compared to the value of the property. With only 44 leases in the past 12 months and a 30-day median leasing period, rental turnover is slower, possibly causing the modest rent growth of 1.90%.




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