Best Suburbs to Buy: Affordable Property for Sale on the Northern Beaches

hotspotting.com.au and propertyU

There’s something magnetic about Sydney’s Northern Beaches . From sunrise surfers at Manly to sunset strolls along Pittwater or climbing the bluff at Palm Beach, the area blends natural beauty with a lifestyle that feels both relaxed and aspirational. It’s little wonder that families, downsizers, and investors all compete for a slice of this coastal paradise. There’s good reason the locals call it the “insular peninsula” – once you get captivate by the lifestyle – there no reason to leave!

But here’s the good news: even in one of Sydney’s most sought-after regions, there are still genuine pockets of value suburbs that offer affordability, strong growth potential, or exceptional lifestyle returns. Drawing on our local expertise and insights I’ve highlighted the suburbs you should have on your radar. Plus the fact I’ve lived in the area for the last 25 years…

Northern Beaches Overview

The Northern Beaches is a coastal region of Sydney, from Manly to Palm Beach, governed by Northern Beaches Council since 2016. It has 5 wards—Pittwater, Narrabeen, Frenchs Forest, Curl Curl, and Manly—covering 55 suburbs, and a GRP of over $21 billion, with a FY26 budget of $550 million, including $105 million for capital works.

Its population of 264,000 in 2021 is projected to reach 313,000 by 2041, a 20% increase or about a healthy 1% per year. Much is happening in the Northern Beaches precinct, particularly around Frenchs Forest, which the NSW Government named a Priority Planned Precinct in 2022.

Source: Hotspotting

Our Pick of Best Value Suburbs

See the table further below to see all the essential summary data for these top 10 value pockets.

Belrose

Belrose has excellent connectivity, with regular buses to Warringah Mall and Chatswood, providing easy access to the Sydney CBD. The suburb also offers a newly rebuilt shopping centre (Glenrose), a myriad of parks, a purpose built dog park, a gym, and abundant sporting fields, supporting a vibrant community.

Belrose is also one of the most affordable suburbs in the Northern Beaches for units, with a general median discount of around 20%, at about $1 million compared to the Northern Beaches median unit price of $1,266,103.

👍🏻 #2 Top Unit Rental Yield Suburb – High Gross Rental Yield

Davidson

Davidson, 20 km north of Sydney CBD in the Forest District, is a family-friendly suburb with excellent schools, parks, and city or Chatswood views, making it one of Sydney’s best-kept secrets.

Tucked into Garigal National Park, Davidson offers privacy, bushland views, and a serene atmosphere. The suburb also benefits from nearby recreational spaces and the well-regarded Mimosa Primary School, making it ideal for families. Did I also mention there’s some excellent mountain bike tracks nearby!

Elanora Heights

Elanora Heights is ideal for those seeking extra space, known for its generous block sizes that accommodate outdoor living and potential extensions. Many properties enjoy distant ocean views or overlook Narrabeen Lake and have that serene feeling of space.

The suburb is family-friendly, with a highly regarded local primary school that makes it appealing for those prioritising education in a peaceful environment.

Residents enjoy a local shopping centre with essential services and recreational options, including a tennis club, two golf courses, and a squash centre. There’s a great community shopping centre and the everyone loves the local bakery.

Forestville

Forestville is a peaceful suburb, perfectly placed between Chatswood and Warringah Mall. The suburb features the Forestville shopping village (abundant cafes, speciality shops and a big Coles), friendly neighbours, abundant birdlife, and bush walks, providing a safe and family-friendly environment with close access to a variety of schools.

Just 20 minutes from the city and 10 minutes from the beach, Forestville also offers access to national parks, sporting fields, and excellent bus connections to Chatswood and the CBD. Many families from the Lower North Shore are choosing to move here for its balance of convenience and tranquillity. The local primary school is well sort after and just down the road is Killarney High School.

Frenchs Forest

Frenchs Forest is a rapidly developing suburb, highlighted as a Priority Planned Precinct by the NSW Government. The new Northern Beaches Hospital has become a centre piece for the growing area. It offers a mix of residential and commercial developments, excellent schools, and strong transport links. The existing Forest High School is being relocated to Allambie Heights just down the road and many families are excited for the new facilities. There are various light industrial precincts which provide local employment hubs, plus an array of parks and endless sporting fields. There’s good opportunities for younger families seeking to renovate older housing stock and add value for their growing families in the area.

👍🏻 #3 Top Unit Rental Yield Suburb – High Gross Rental Yield

Manly Vale

Manly Vale doesn’t get the headlines that Manly does, but those in the know see it as a clever alternative. You’re just minutes from Manly Beach, Queenscliff, and Freshwater, with their ocean pools, surf clubs, and café strips, but without the eye-watering price tag. The B-Line bus corridor puts the CBD within quick reach, which is gold for professionals. Locals enjoy leafy parks, schools within walking distance, and a relaxed community feel. Over the past decade, house prices here have more than doubled, earning it the #3 spot for house growth across the Northern Beaches. For buyers wanting lifestyle plus capital growth without paying Manly premiums, Manly Vale is the savvy play.

👍🏻 #3 Top House Growth Suburb – Median House Price More Than Doubled Over 10Y

Mona Vale

Ask any northern Beaches local and they’ll tell you Mona Vale is the unofficial hub north of Dee Why. The beach is a favourite for families, Pittwater Harbour is a paradise for sailors and kayakers, and the town centre offers everything from supermarkets and medical clinics to cafés and boutiques. It has that rare mix of village atmosphere with full-service convenience. The community is strong, with multiple preschools, quality public schools, and private school bus links. Upsizers, downsizers, and sea-changers alike find Mona Vale appealing because it feels like a complete lifestyle package..

👍🏻 #1 Top House Growth Suburb – Median House Price More Than Doubled Over 10Y

Narrabeen North

Narrabeen North is a quieter suburb located just north of Narrabeen Beach, featuring peaceful residential streets, local shops, and plenty of recreational options. Its close proximity to the beach makes it ideal for families and water sports enthusiasts who like surfing paddleboarding, fishing, or a walk around the lagoon. Streets are quieter, the vibe is more family-oriented, and local shops cover daily needs without the bustle.

The suburb also stands out for affordability, offering some of the cheapest houses in the Northern Beaches. Prices are generally around 25% below the Northern Beaches median, at approximately $2 million compared to the area’s median house price of $2,734,375.

Narraweena

Narraweena is the kind of place where kids ride their bikes to the park and neighbours chat over a coffee at the local deli. Tucked between Dee Why and Brookvale, it enjoys easy access to major shopping (Warringah Mall is minutes away) but retains a village vibe thanks to its small high street with cafés, grocer, post office, and bottle shop. The area’s parks and sports facilities, like Beverly Job Park, are well used by the community. From elevated streets you can even catch glimpses of the city skyline or Narrabeen Lake. For families wanting community spirit, green space, and proximity to beaches without paying Dee Why prices, Narraweena ticks the boxes.

Transport is convenient, with frequent express buses to the city and the 136 route to Chatswood and Manly.

North Manly

North Manly sits in a sweet spot: close enough to Manly’s surf and nightlife, but just far enough away to enjoy a quieter suburban feel. Locals love the sporting fields, playgrounds, and cycleways that run through the suburb, which give it a distinctly outdoorsy flavour. It’s popular with young families and professionals who want both beach access and easy commutes. Property values here have more than doubled over the past decade (#2 for house growth across the Beaches), which speaks volumes about demand. With Brookvale’s breweries and shopping precinct nearby, and Manly’s beaches within a quick bike ride, North Manly appeals to buyers who want convenience and lifestyle wrapped together.

👍🏻 #2 Top House Growth Suburb – Median House Price More Than Doubled Over 10Y

Warriewood

Warriewood has undergone a transformation. Once semi-rural, it’s now home to a wave of modern housing estates that appeal to families wanting turnkey homes close to the coast. The Warriewood Wetlands are a local treasure for walking and birdwatching, while the beach remains a more relaxed alternative to nearby Narrabeen. Families love the sense of safety, green space, and community spirit here. Warriewood also offers the highest unit rental yields on the Beaches, making it attractive for investors chasing income. For buyers seeking a modern home with lifestyle perks, Warriewood delivers coastal living without the premium of long-established suburbs.

👍🏻 #1 Top Unit Rental Yield Suburb – High Gross Rental Yield

Source: Cotality 2025

Summary Data Snapshot

Source: Cotality 2025

How can Propertybuyer Help You Get the Most Value in the Northern Beaches

Meet Matt Corbett , Propertybuyer’s Northern Beaches expert with 25 years of experience helping clients secure homes and investments. Born and raised locally, he offers unmatched knowledge of the Northern Beaches and North Shore, guiding buyers and investors on where and what to purchase.

In a recent podcast with CEO Rich Harvey, Matt shared insights on key value pockets and noted that the new First Home Guarantee grants from October 2025 could drive demand and prices higher. “We may be in the calm before the storm … why not do it now?” he said, also reminding buyers that late in the year often presents unique opportunities as vendors look to close before December.

Click here to find the Podcast: https://propertybuyer.podbean.com/e/podcast-episode-101-rediscovering-the-northern-beaches/

If you’d like expert help finding, evaluating and negotiating your next property on the Northern Beaches, and having a professional buyers advocate by your side, then reach out for a friendly chat with our team at Propertybuyer  today. Call 1300 655 615 or make your enquiry here.

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