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NORTHERN BEACHES FINAL REPORT 2022
SYDNEY COAST NORTH CONTRACT AREA
CROWN VALUATION SERVICE
14
th
NOVEMBER 2022
Version:
Version 5.0
Report Prepared For:
Valuer General NSW
Report Prepared By:
Crown Valuation Service Pty Ltd
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ACKNOWLEDGEMENT OF COUNTRY:
We acknowledge the Traditional Owners and Custodians of the land on which we live and work and pay our
respect to Elders past and present.
EXECUTIVE SUMMARY
Northern Beaches Local Government Area:
The Northern Beaches Local Government Area is located between 8 and 35 kilometres north of Sydney CBD. The
council was formed on 12 May 2016, following the amalgamation of Manly, Pittwater and Warringah Councils.
The Council comprises an area of 254km
2
between Seaforth and Manly, north to Palm Beach headland and west
into Ku-Ring-Gai National Park, Davidson and Oxford Falls. As at 2021 census, the population of the Northern
Beaches LGA was 263,554.
State and Local Government Legislation for LGA
Northern Beaches Council was formed on the 12th of May, 2016 by the amalgamation of Manly, Pittwater and
Warringah councils. Planning controls were not affected. The Warringah LEP 2011, came into effect in December
2011. Pittwater LEP 2014 came into force in June 2014. The Manly LEP 2013 came into effect April 2013.
Development on the Northern Beaches is also controlled by State Environmental Planning Policies (SEPP). These
policies can often conflict with local environmental plans, however these override the LEP & DCP.
Significant Issues and Development
There have been a few significant development applications within the Northern Beaches LGA. Some of these
include: the Frenchs Forest precinct, the new state of the art Northern Beaches Hospital opened in October 2018
after 3 years of construction. Rezoning of Phase One of the Structure Plan is being led by NSW State Government
with the draft Frenchs Forest Place Strategy recently on exhibition from 23 July to 3 September 2021. The Frenchs
Forest 2041 Place Strategy was finalised on 17 December 2021 with the new planning controls in force from June
2022. The Forest High School will be relocated to a new site in a portion of Allambie Road, Allambie Heights. The
new site is located within the current intake area of the school. Development of the new town centre will only
occur once the new high school opens.
Currawong Restoration, the improvements planned for restoring and upgrading Currawong, so that it remains a
valued tourist, heritage and recreational asset, for guests and day trippers, have been completed December
2020.
Market Overview and Sales of Particular Interest:
Crown Valuation Service has undertaken significant analysis of the Northern Beaches LGA property market to
provide an accurate and reliable basis of valuation. Over 1000 sales have been provided to Valuer General NSW
to enable the establishment and verification of land values as at 1 July 2022. These analysed sales also support
the grading across components. Analysed sales reports are provided to the Valuer General NSW on a consistent
basis throughout the year in accordance with the agreed upon project plan. The added value of improvements
is also analysed to enable the accurate deduction of land values. Crown Valuation Service undertakes this
process using the paired sales approach and the replacement cost approach. Analysed sales that have occurred
either before or after the 1st July, are also adjusted on a pcm basis to meet the market conditions at this date.
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Summary of Valuation Changes
General Overview
Overall, there was a strong increase in land values in the Northern Beaches local government area between July
2021 to July 2022. The strong increase was driven primarily by the growth in the residential market in late 2021
and early 2022. The commercial and rural markets exhibited a strong increase in land values, whilst the
industrial market and residential markets showed very strong increases in land values.
Number of properties valued this year and the total land value in dollars
The Northern Beaches LGA comprises Residential, Commercial, Industrial, Infrastructure, Environmental, Rural,
Public Recreation and Waterways zones. In total, 68,631 properties were valued at the Base Date of 1 July 2022,
and valuations are reflective of the property market at that time.
The Total Land Value as at 1 July 2022 is $148,770,044,214.
Zone
Zone Code
Number
of entries
2022 Total Land
Value
Prior Annual
Valuation
(2021)
Change
since
2021
Prior Local
Government
Valuation (2019)
Change
since
2019
Residential
B4,C4,R1,R2,R3,R5
62,313
$132,913,538,638
$105,796,397,796
25.63%
$79,010,727,281
68.22%
Commercial
B1,B2,B3,B5,B6,B7
1,333
$4,659,268,241
$3,782,003,628
23.20%
$3,676,962,230
26.72%
Industrial
IN1, IN2, IN4
836
$2,152,777,322
$1,695,961,787
26.94%
$1,594,811,860
34.99%
Other
SP1, SP2, SP3, C1,
C2, C3, RE1, RE2,
W1, W2
2,941
$5,129,263,233
$4,493,818,577
14.14%
$3,868,946,160
32.58%
Rural
R, RU2, RU4
1,208
$3,915,196,780
$3,274,189,200
19.58%
$2,699,571,190
45.03%
Total
68,631
$148,770,044,214
$119,042,370,988
24.97%
$90,851,018,721
63.75%
Residential Overview
Changes since previous valuation year (2021)
Residential properties within the Northern Beaches local government area have shown a very strong increase
between July 2021 and July 2022.
Growth in the first two quarters since July 2021 were consistently very strong across all sectors of the residential
market, however at the start of 2022 the market began to steady and has since lost momentum.
Indicators are now reflective of a more traditional real estate landscape. Whereas the market was far less
discerning, creating significant and prolonged upward market pressure within the majority of residential
property types whereas buyers are now showing restraint.
Overall, waterfront and beachfront properties and suburbs with proximity to the beach and harbour, have seen
a very strong increase in values. Some of these suburbs include Palm Beach, Whale Beach Newport, Bilgola
Plateau, Collaroy, Narrabeen, Avalon Beach and Cottage Point. Mixed-use residential sites in Frenchs Forest and
Mona Vale showed very strong increase in land values which is attributed to continued demand for quality
development sites with potential to build residential units in sought-after locations.
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The transport infrastructure is improving with the B Bus line service along with the upgrade of Mona Vale Road
due to be completed in 2023 reducing travel times. The Northern Beaches attractive amenity, beaches and
recently improved infrastructure including health, upgrade to roads and transport make this a very attractive
area to reside.
Changes since previous General Valuation (2019)
Overall, residential land values within the Northern Beaches local government area showed a very strong
increase between July 2019 and July 2022.
Commercial Overview
Changes since previous valuation year (2021)
There was a strong increase in the commercial land values across the Northern Beaches local government area
between July 2021 and July 2022 with continued demand for commercial properties. Demand remains for
quality development sites, with some commercial properties benefitting from proposed and planned improved
infrastructure links to greater Sydney.
The business development properties located in Brookvale and business park properties located in Warriewood
have experienced a very strong increase in land values. The market for these properties has been evolving in
recent times with demand outstripping a constrained supply of land. Increases in land values of these properties
is also due to the growth of on-demand delivery requiring inventory to be closer to customers in order to meet
customers’ expectations. These properties are also benefitting from recent infrastructure upgrades to arterial
roads in the region.
Business properties in Forestville showed steady land values due to competition with emerging retail
developments in the region. These properties have not experienced the same level of increases as other
commercial properties.
Changes since previous General Valuation (2019)
Overall, commercial land values within the Northern Beaches local government area showed a very strong
increase between July 2019 and July 2022.
Industrial Overview
Changes since previous valuation year (2021)
There was a very strong increase in industrial land values between July 2021 and July 2022 in the Northern
Beaches local government area. Improving leasing conditions, projected demographic and infrastructure
changes have led to good levels of demand and growth for industrial property throughout the local government
area.
Within the Industrial precincts of the Northern Beaches the dynamics of the industrial market have been
evolving and therefore the requirements for industrial space have been diversifying. This combined with the
pressures of other lands re-zoned from industrial to a higher use has led to demand consistently outstripping
general supply.
However, the industrial waterfront land values showed only a slight increase due to their limited development
potential.
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Changes since previous General Valuation (2019)
Overall, industrial land values within the Northern Beaches local government area showed a very strong increase
between July 2019 and July 2022.
Rural Overview
Changes since previous valuation year (2021)
There was a strong increase in the rural land values across the Northern Beaches local government area between
July 2021 and July 2022. Rural land includes a variety of property types that range from prestige rural home sites
to isolated bush land sites. The rural market in this location have benefitted from markets placing greater
emphasis on larger properties with attractive natural amenity, those that offer superior access to lifestyle
conveniences, and provide work from home options.
These rural properties are also well located close to all services including hospitals and both public and private
schools and major shopping precincts.
Changes since previous General Valuation (2019)
Overall, rural land values within the Northern Beaches local government area showed a very strong increase
between July 2019 and July 2022.
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DISCLAIMER: Purpose of this Report
This report has been prepared on behalf of the Valuer-General. The purpose of this report is to provide
an overview of the valuation program for the 1 July 2022 valuation in the Local Government Area of
Northern Beaches.
Land valuations must comply with the requirements and assumptions set out in rating and taxing
legislation, such as the Valuation of Land Act 1916 (NSW), and Valuer-General policies. The contract
permits large numbers of properties to be assessed using mass valuation methodologies.
Although mass valuation methodologies may be less accurate than individually assessed land valuations,
they are routinely used across the globe to deliver land valuations for rating and taxing purposes that
are within an acceptable range of variation. Consequently, land valuations from the Valuer-General may
vary from an individually assessed market valuation for a parcel of land. All land valuations are, however,
subject to a risk-based verification process which ensures each parcel of land is individually reviewed
periodically.
Whilst the content of this report has been prepared with all due care and skill, the Valuer-General does
not warrant that it is complete or free from error.
During the valuation process, information is compiled from third party sources, such as information
relating to town planning, land use, zoning and other market related information. The Valuer-General is
not responsible for, and makes no warranty in relation to, the accuracy, currency, reliability or
completeness of that information. Readers are directed to contact the source of the information.
The land values made in accordance with the valuation program have been made for rating and taxing
purposes only, therefore, the land values should not be used for any other purpose. No reliance should
be made on the contents of this report. To the extent permitted by law, the Valuer-General disclaims all
liability to any person(s) who relies on, or uses, any information contained in this report.
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Table of Contents
EXECUTIVE SUMMARY .............................................................................................................................. 2
DISCLAIMER: Purpose of this Report ......................................................................................................... 6
LOCAL GOVERNMENT AREA OVERVIEW ................................................................................................... 8
GENERAL MARKET OVERVIEW: ............................................................................................................... 15
RESIDENTIAL MARKET and SALES OF PARTICULAR INTEREST: ……………………………………………………………..15
COMMERCIAL MARKET: .......................................................................................................................... 18
INDUSTRIAL MARKET: ............................................................................................................................. 19
RURAL: ……………………………………………………………………………………………………………………………………………….20
SIGNIFICANT ISSUES AND DEVELOPMENTS: ........................................................................................... 22
SIGNIFICANT VALUE CHANGES: ............................................................................................................... 24
OVERVIEW OF THE QUALITY ASSURANCE PROCESS: .............................................................................. 25
AUTHOR .................................................................................................................................................. 25
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LOCAL GOVERNMENT AREA OVERVIEW
The Northern Beaches Local Government Area is located between 8 and 35 kilometres north of Sydney
CBD. The council was formed on 12 May 2016, following the amalgamation of Manly, Pittwater and
Warringah Councils. The Council comprises an area of 254km
2
between Seaforth and Manly, north to
Palm Beach headland and west into Ku-Ring-Gai National Park, Davidson and Oxford Falls. As at 2021
census, the population of the Northern Beaches LGA was 263,554.
Source: Northern Beaches Council
The western boundary of the LGA adjoins Ku-Ring-Gai, Hornsby and Willoughby Councils. The eastern
most boundary of the LGA includes approximately 27 kilometres of ocean coastline comprising in excess
of 25 beaches with many more in the bay of Pittwater and its Western Foreshore. The Northern Beaches
contains much natural bush land within a large section of Ku-Ring-Gai National Park and is rich in open
spaces, bushland, features of cultural and heritage significance, and is the home to Manly Dam, Scotland
Island, lagoons, wetlands and Stony Range Botanical Gardens.
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Principal suburbs
Principal suburbs in the Northern Beaches LGA include Allambie Heights, Beacon Hill, Belrose, Brookvale,
Collaroy, Cottage Point, Cromer, Curl Curl, Davidson, Dee Why, Duffys Forest, Forestville, Frenchs Forest,
Harbord, Freshwater, Ingleside, Killarney Heights, Ku-Ring-Gai Chase, Manly Vale, Narrabeen,
Narraweena, North Balgowlah, North Curl Curl, North Manly, Queenscliff, Oxford Falls and Terrey Hills.
As well as Palm Beach, Whale Beach, Avalon, Clareville, Bilgola, Bilgola Plateau, Newport, Mona Vale,
Bayview, McCarrs Creek, Church Point, Warriewood, North Narrabeen, Elanora Heights, Scotland Island
and the Western Foreshore of Pittwater. Manly, Fairlight, Balgowlah, Balgowlah Heights, Clontarf, and
Seaforth are also part of the Northern Beaches LGA.
Main industries
The majority of industrial development on the Northern Beaches is located in Brookvale, Harbord, Dee
Why and Mona Vale. Smaller pockets are situated in Frenchs Forest, Forestville, Terrey Hills, North
Narrabeen and Warriewood. Industrial sites in Brookvale comprise many smaller lots to the east and
west sides of Pittwater Road. The Austlink Corporate Park located in Belrose is zoned B7 Business Park,
is also of significance along with business zoned lands in the Manly town centre, Brookvale, Dee Why
town centre, Narrabeen, North Narrabeen and Mona Vale centres. Smaller neighbourhood shops are
also found clustered throughout the Northern Beaches suburbs.
Significant retail centres
The most significant commercial/retail centre on the Northern Beaches is located in Brookvale, being
Warringah Mall. Warriewood and Forestway shopping centres are also significant retail hubs servicing
the area. Manly, Dee Why and Mona Vale also have central shopping precincts that provide a variety of
food and retail shopping categories.
Type of residential development
The Northern Beaches comprises predominantly low-density residential development and
environmental management residential use properties. However, localities such as Manly, Freshwater,
Narrabeen, Dee Why, Warriewood, Newport and Mona Vale include the integration of medium density
accommodation. The LGA also has some areas of rural lifestyle and large lot residential, mainly to the
north.
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State and local government legislation for LGA
On the 12th of May, 2016 the NSW Government proclaimed that a new local government area would be
created by the amalgamation of Manly, Warringah and Pittwater council areas. It came into effect the
same day forming the Northern Beaches Council. Planning controls were not affected in the change.
Work is currently underway to replace the current Local Environmental Plans and Development Control
Plans with a single Local Environmental Plan and Development Control Plan for the Northern Beaches. A
draft LEP/DCP will be completed by 2023 with the final LEP and DCP to be adopted in 2023/2024. A
number of technical studies and reviews have been conducted, including the Conservation Zone Review,
to assist Northern Beaches Council in preparing a single Local Environmental Plan and Development
Control Plan. The Conservation Zone Review was released in 2022 and reviewed how conservation zones
were applied in the current LEPs to create a consistent approach for their use in the new LEP. The review
also investigated which land areas should be included in conservation zones and what development
should be permitted in these areas. As part of the review, zoning changes are also proposed for some
properties. Further information about the future LEP, DCP and other technical studies can be found on
the Northern Beaches Council website.
Current LEPs
Warringah
On 9 December 2011 the Warringah Local Environment Plan 2011 (WLEP 2011) came into effect as per
the State Government’s Standard Instrument (Local Environment Plans) Order 2006. This order
standardises Local Environment Plans across the state, as further explained in this report.
The Warringah LEP 2011 uses traditional zonings in order to determine permissible land uses and
development potential of various locations. Floor Space Ratios were initially included in the Draft LEP,
however, these were repealed and there are currently no FSR controls in the Warringah LEP 2011.
The Northern Beaches Hospital Precinct Structure Plan was adopted by council in August 2017. While
this is not a rezoning document, it is a guide for the future development for the area. The Frenchs Forest
2041 Place Strategy was finalised on 17 December 2021. The Frenchs Forest 2041 Place Strategy will help
implement phase one of the Northern Beaches Hospital Precinct Structure Plan. New planning controls
came into force from June 2022. Further information can be found on the Northern Beaches Council and
the NSW Department of Planning, Industry and Environment websites.
Warringah also has development controls including the Warringah Development Control Plan 2011 that
affects the subdivision and erection of dwellings and their setbacks which impacts on land values. These
are identified in the maps provided on the council website which detail important development controls
including Lot Size maps for minimum subdivision parcels, land hazards such as land-slip and fire risk as
well as Heritage, Building Heights and Additional Permitted Uses.
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General Minimum Lot Sizes are covered here (for specific property controls we conduct a “property
enquiry” via the local council website):
ZONE
MINIMUM LOT SIZE
Residential
R2 – Low Density Residential
450m2 or 600m2 or 740m2 or 800m2
R3 – Medium Density Residential
NA
C3 – Environmental Management
20Ha
C4 – Environmental Living
5,000m2
Business
B1 – Neighbourhood Centre
NA
B2 – Local Centre
NA
B3 – Commercial Core
NA
B4 – Mixed Use
NA
B5 – Business Development
NA
B7 – Business Park
4,000m2
Industrial
IN1 – General Industrial
4,000m2
IN2 – Light Industrial
4,000m2
Rural
RU4 – Primary Production Small Lots
2Ha
RX – Rural Exceptions
NA
Recreation
RE1 – Public Recreation
NA
RE2 – Private Recreation
NA
Environmental
C1 – National Parks and Nature Reserves
NA
C2 – Environmental Conservation
20Ha or NA
Special Activities
SP1 – Special Activities
NA
SP2 - Infrastructure
NA
Natural Waterways
W1 – Natural Waterways
NA
Residential lots in Narrabeen, Wheeler Heights, Collaroy and parts of Collaroy Plateau, Cromer,
Narraweena, parts of Dee Why, North Manly, Allambie, Beacon Hill, Frenchs Forest, Forestville, Killarney
Heights, Belrose and Terrey Hills have a minimum lot size control of 600m2. A small portion of Collaroy
residential is controlled to 800m2 minimum lot sizes. A portion of east Belrose has a Minimum Lot Size
requirement of 740m2. North Curl Curl, Freshwater and parts of Collaroy Plateau have controls of 450m2
and Brookvale, Frenchs Forest and Terrey Hills Industrial zones have a minimum lot size control of
4,000m2. Terrey Hills’ rural properties have a general lot size requirement of 2Ha. The Dee Why Town
Centre is undergoing redevelopment in line with a Master Plan and as such central sites have very specific
controls placed upon them. We referred to this Plan closely during the revaluation program.
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Pittwater
The draft Pittwater LEP 2014 was placed on public display early in 2013. It was adopted by Council
meeting in December 2013 and came into force on June 27, 2014; our values are in accordance with this.
The LGA land use is controlled by the Pittwater Local Environmental Plan 2014 (the LEP). It is utilized
together with a series of maps, which applies to land within the Pittwater area. A number of amendments
to these controls are referred to throughout our revaluation process.
With the LEP setting out general land use definitions and controls, more specific controls relating
differing localities and specific property types are contained within the Pittwater 21 Development
Control Plan (DCP) incorporating appendices of Amendments 1 – 19 in force from 14 November 2015.
This DCP affects the subdivision and erection of dwellings and their setbacks which impacts on land
values. These are identified in the maps provided on the council website which detail important
development controls including Lot Size maps for minimum subdivision parcels, land hazards such as
land-slip, fire and flood risk as well as heritage, building heights, conservation measures and additional
permitted uses.
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General Minimum Lot Sizes are covered here (for specific property controls we conduct a “property
enquiry” via the local council website):
ZONE
MINIMUM LOT SIZE
Residential
R2 – Low Density Residential
550m2 or 700m2
R3 – Medium Density Residential
NA
C3 – Environmental Management
5,800m2 or 1.1Ha
C4 – Environmental Living
550m2 or 700m2 or 1Ha
R5 – Large Lot Residential
4000m2
Business
B1 – Neighbourhood Centre
NA
B2 – Local Centre
NA
B4 – Mixed Use
NA
B6 – Enterprise Corridor
NA
B7 – Business Park
8,000m2
Industrial
IN2 – Light Industrial
1,000m2 or 2,000m2
IN4 – Working Waterfront
NA
Rural
RU2 – Rural Landscape
1Ha or 2Ha
Recreation
RE1 – Public Recreation
NA
RE2 – Private Recreation
NA
Environmental
C1 – National Parks and Nature Reserves
NA
C2 – Environmental Conservation
NA
Special Activities
SP1 – Special Activities
20HA
SP2 - Infrastructure
NA
SP3- Tourist
NA
Natural Waterways
W1—Natural Waterways
NA
W2 – Recreational Waterways
NA
Residential lots in Bayview, Mona Vale (North), Palm Beach, Whale Beach, Avalon Beach, Clareville,
Bilgola Plateau and Newport have a minimum lot size control of 700m2. North Narrabeen, Elanora
Heights and Warriewood (north of Warriewood Road) have a minimum lot size control of 550m2.
Ingleside has a general lot size requirement of 2Ha, large lot properties in Bayview are controlled to
4,000m2 and Ruskin Rowe at Avalon is controlled to 1Ha. Environment residential properties on
Scotland Island have minimum lot size requirements of 5,800m2 and the Western Foreshore is generally
1.1Ha. Industrial properties are generally under the control of 1,000m2 for minimum lots.
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Manly
On 5 April 2013, the Manly Local Environment Plan 2013 (MLEP 2013) came into effect as per the State
Governments Standard Instrument (Local Environment Plans) Order 2006. This order standardises Local
Environment Plans across the state, as further explained in this report.
The Manly Local Environment Plan 2013 (as amended) is made up of a written instrument and maps,
containing restrictions on development within the Manly Local Government Area. In addition to the
MLEP 2013, the Manly Development Control Plan 2013 has also come into effect. The DCP supports the
LEP with more detailed planning and design guidelines.
Manly Development Control Plan 2013 (Amendment 8) should be read in conjunction with, and in
addition to Manly Local Environment Plan 2013 that affects the subdivision and erection of dwellings
which impacts on land values. These include:
ZONE
MINIMUM LOT SIZE
Residential
R1 – General Residential
250 & 300m2
R2 – Low Density Residential
500 & 750m2
R3 – Medium Density Residential
250m2
Business
B1 – Neighbourhood Centre
Council assessment
B2 – Local Centre
Council assessment
B6 – Enterprise Corridor
Council assessment
Recreation
RE1 – Public Recreation
Council assessment
RE2 – Private Recreation
Council assessment
Environmental
C1 – National Parks and Nature Reserves
Council assessment
C2 – Environmental Conservation
Council assessment
C3 – Environmental Management
250 & 300m2
C4 – Environmental Living
300, 750, 950, 1150m2
Special Activities
SP1 – Special Activities
Council assessment
SP2 - Infrastructure
Council assessment
SP3 - Tourist
Council assessment
Natural Waterways
W1 – Natural Waterways
Council assessment
Development on the Northern Beaches is also controlled by State Environmental Planning Policies (SEPP).
These policies can often conflict with local environmental plans, however these override the LEP & DCP.
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MARKET OVERVIEW and SALES OF PARTICULAR INTEREST:
General Market Overview:
Overall, there was a strong increase in land values in the Northern Beaches local government area
between July 2021 to July 2022. The strong increase was driven primarily by the growth in the residential
market in late 2021 and early 2022. The commercial and rural markets exhibited a strong increase in land
values, whilst the industrial market and residential markets showed very strong increases in land values.
Residential Market
Changes since previous valuation year (2021)
Residential properties within the Northern Beaches local government area have shown a very strong
increase between July 2021 and July 2022.
Growth in the first two quarters since July 2021 were consistently very strong across all sectors of the
residential market, however at the start of 2022 the market began to steady and has since lost
momentum.
Indicators are now reflective of a more traditional real estate landscape. Whereas the market was far
less discerning, creating significant and prolonged upward market pressure within the majority of
residential property types whereas buyers are now showing restraint.
Overall, waterfront and beachfront properties and suburbs with proximity to the beach and harbour,
have seen a very strong increase in values. Some of these suburbs include Palm Beach, Whale Beach
Newport, Bilgola Plateau, Collaroy, Narrabeen, Avalon Beach and Cottage Point. Mixed-use residential
sites in Frenchs Forest and Mona Vale showed very strong increase in land values which is attributed to
continued demand for quality development sites with potential to build residential units in sought-after
locations.
The transport infrastructure is improving with the B Bus line service along with the upgrade of Mona
Vale Road due to be completed in 2023 reducing travel times. The Northern Beaches attractive amenity,
beaches and recently improved infrastructure including health, upgrade to roads and transport make
this a very attractive area to reside.
Changes since previous General Valuation (2019)
Overall, residential land values within the Northern Beaches local government area showed a very strong
increase between July 2019 and July 2022.
Between July 2019 and July 2020, residential land values in the Northern Beaches local government area
remained steady. Between July 2020 and July 2021, residential land values in the Northern Beaches local
government area showed a very strong increase. Between 2019 and 2022, in part due to COVID 19,
residential markets placed greater emphasis on properties with attractive natural amenity, those that
offer superior access to lifestyle conveniences, and provide work from home options. The residential
market was has also assisted by record low interest rates with the RBA cash rate falling in 2019 and 2020
and then remaining at 0.10% until May 2022 when the RBA began to raise the cash rate.
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Sales of Interest including vacant land/site sales in the Northern Beaches LGA:
Address
Sale Date
Sale Price
Comments
Foam St, Freshwater
10/05/2022
$3,100,000
Vacant land. The site is a regular shaped
internal lot which has a slight cross fall and a
slight rise to rear rocky outcrops where site
has a moderate rise to rear and the site is on
the high side of the road. This site is
positioned on a typical residential street for
the immediate area. Access to the site is via
front boundary. There are no significant
views.
Playfair Rd, North Curl
Curl
14/04/2022
$2,620,000
Vacant land. The site is a slightly irregular
shaped internal lot which is on the lower
side of the road and has a slight fall to rear.
This site is positioned on a typical residential
street for the immediate area. Access to the
site is via front boundary. There are no
significant views.
Bilambee Ave, Bilgola
Plateau
02/03/2022
$2,000,000
Vacant land. The site is an irregular shaped
internal lot which has a very slight rise to
rear. This site is positioned on a typical
residential street for the immediate area.
Access to the site is via front boundary.
There are no significant views
Graylind Cl, Collaroy
01/09/2021
$2,850,000
Vacant land. The site is located in a cul-de-
sac. The site is an irregular shaped internal
lot that widens to the rear. The site is on the
low side of the street with a steep fall to rear
and a steep cross fall. There are ocean views.
Iluka Rd, Palm Beach
14/10/2021
$27,000,000
Improved sale. Sale of 2 adjoining
waterfront properties. The property is
situated in Palm Beach. It is a waterfront
property. The 2 adjoining sites as a whole is
an irregular shaped waterfront lot. The site
is generally level. There are wide and
unobstructed water views.
Iluka Rd, Palm Beach
28/05/2022
$18,600,000
Improved sale. The property is a beach front
property, situated on the western side of
Iluka Road in Palm Beach. The site is a
rectangular shaped internal/beach front lot,
backing onto Snappermans beach. The site is
generally level. There are wide views
comprising of beach, across Pittwater,
National Parks and Lion Island.
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Monash Ave, Great
Mackerel Beach
15/10/2021
$350,000
Vacant land. Great Mackerel Beach is
approximately 43 km north of the CBD.
Situated on the western shores of Pittwater
in Ku-ring-gai Chase National Park, beside
Currawong Beach. Foot access to the
property is via the beach. There are no
shops at Great Mackerel Beach. There is no
road access and no roads or vehicles. The
site is a near regular shaped internal lot. The
site has a moderate to steep rise towards
the rear boundary. There are local views of
bushland and the surrounding escarpment
from this elevated site. Access to shops and
other amenities requires a boat to Palm
Beach.
McCarrs Creek Rd, Church
Point
09/09/2021
$1,200,000
Vacant land. The property is situated in
Church Point on a typical residential street
for the immediate area. Backs onto reserve.
The site is a near regular shaped internal lot.
The site has a moderate rise from street
frontage towards the rear boundary. There
are views of Cicada Glen Creek, with a leafy
outlook and potential for water glimpses.
McCarrs Creek Rd, Church
Point
02/02/2022
$1,000,000
Vacant land. The property is situated in
Church Point on a typical residential street
for the immediate area. Backs onto East
McCarrs Creek Reserve. The site is a near
regular shaped internal lot. The site has a
moderate rise from street frontage towards
the rear boundary. There are views of Cicada
Glen Creek, with a leafy outlook and
potential for water glimpses.
Kens Rd, Frenchs Forest
23/10/2021
$1,705,000
Vacant land. The site is a triangular shaped
internal lot which is a moderate rise from
street frontage towards the rear boundary.
There are drainage pipes situated on the
adjoining site. There are no significant views.
Dove Lane, Warriewood
04/03/2022
$2,125,000
Vacant land. The site is a regular shaped
internal lot with a slight rise in topography
to the rear. There is leafy outlook towards
the west.
Warriewood Rd,
Warriewood
06/10/2021
$16,250,000
9,251m2 sale. Englobo land capable of
subdivision. The property is situated in
Warriewood on a typical residential street
for the immediate area. The site is a near
regular shaped internal lot. The site has a
slight fall to rear. There are no significant
views.
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COMMERCIAL MARKET:
Changes since previous valuation year (2021)
There was a strong increase in the commercial land values across the Northern Beaches local
government area between July 2021 and July 2022 with continued demand for commercial properties.
Demand remains for quality development sites, with some commercial properties benefitting from
proposed and planned improved infrastructure links to greater Sydney.
The business development properties located in Brookvale and business park properties located in
Warriewood have experienced a very strong increase in land values. The market for these properties
has been evolving in recent times with demand outstripping a constrained supply of land. Increases in
land values of these properties is also due to the growth of on-demand delivery requiring inventory to
be closer to customers in order to meet customers’ expectations. These properties are also benefitting
from recent infrastructure upgrades to arterial roads in the region.
Business properties in Forestville showed steady land values due to competition with emerging retail
developments in the region. These properties have not experienced the same level of increases as other
commercial properties.
Changes since previous General Valuation (2019)
Overall, commercial land values within the Northern Beaches local government area showed a very
strong increase between July 2019 and July 2022.
Some of the more recent and significant commercial sales in the Northern Beaches local government
area include:
• PITTWATER RD, BROOKVALE. Sold on the 05-08-2022. For $2,530,000.
• AVALON PDE, AVALON BEACH. Sold on the 07-06-2022. For $3,250,000.
• NARABANG WAY, BELROSE. Sold on the 10-05-2022. For $26,000,000.
• DENISON ST, MANLY. Sold on the 04-05-2022. For $2,610,000.
• PITTWATER RD, BROOKVALE. Sold on the 29-04-2022. For $ 32,500,000.
• AVALON PDE, AVALON BEACH. Sold on the 01-09-2021. For $2,200,000.
• ROSEBERRY ST, BALGOWLAH. Sold on the 30-08-2021. For $10,250,000.
• CONDAMINE ST, BALGOWLAH. Sold on the 12-07-2021. For $7,850,000.
• BARRENJOEY RD, NEWPORT. Sold on the 05-07-2021. For $3,900,000.
• DARLEY RD, MANLY. Sold on the 01-07-2021. For $5,010,000.
• PITTWATER RD, BROOKVALE. Sold on the 22-06-2021 For $3,750,000.
• RICKARD RD, NORTH NARRABEEN. Sold on the 05-06-2021 For $1,651,000.
• BELGRAVE ST, MANLY. Sold on the 01-06-2021 For $5,600,000.
• OLD BARRENJOEY RD, AVALON BEACH. Sold on the 01-06-2021 For $1,700,000.
• PITTWATER RD, MANLY. Sold on the 14-05-2021 For $3,427,056.
• THE CENTRE, FORESTVILLE. Sold on the 07-05-2021 For $1,930,000.
• FOREST WAY, FRENCHS FOREST. Sold on the 20-11-2020 For $100,000,000.
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INDUSTRIAL MARKET:
Changes since previous valuation year (2021)
There was a very strong increase in industrial land values between July 2021 and July 2022 in the
Northern Beaches local government area. Improving leasing conditions, projected demographic and
infrastructure changes have led to good levels of demand and growth for industrial property throughout
the local government area.
Within the Industrial precincts of the Northern Beaches the dynamics of the industrial market have been
evolving and therefore the requirements for industrial space have been diversifying. This combined with
the pressures of other lands re-zoned from industrial to a higher use has led to demand consistently
outstripping general supply.
However, the industrial waterfront land values showed only a slight increase due to their limited
development potential.
Changes since previous General Valuation (2019)
Overall, industrial land values within the Northern Beaches local government area showed a very strong
increase between July 2019 and July 2022.
• Harbord Rd Brookvale: This site is a regular shaped level lot with frontage of approximately
15.24m. On site improvements on site comprised of a single level industrial use building which
includes office component. Contract Date 25 June 2020 with a sale price of $2,400,000.
• Winbourne Rd Brookvale: This site is a rectangular shaped parcel of land with a topography that
shows a slight cross fall. On site improvements comprised of a split-level industrial building with
attached workshop at rear and on first level which is access via a ramp. Contract Date 17 March
2020 with a sale price of $2,375,000.
• Powells Rd Brookvale: This site is a rectangular shaped parcel of land with a topography that is
generally level. On site improvements comprised of a two-storey industrial building containing
both office accommodation and factory warehousing type floor space. There is also cover car
space and the rear via side ramp. Contract Date 31 December 2019 with a sale price of
$3,600,000.
• Chard Rd Brookvale: This site is an "L" shaped internal lot with frontages of approximately 24
metres to Chard Road and 12 metres to Sydneham Road. Topography is generally level. On site
comprise of a 2-storey office and warehouse building. The warehouse is approximately 1659sqm
NLA and the office is approx. 635sqm. Contract Date 31 December 2019 with a sale price of
$6,150,000.
• DARLEY ST, MONA VALE: As an amalgamated parcel the site it presents as a "T" shaped parcel
with a combined frontage to Darley St of approximately 45m. There is RLA of 3.05m wide to Park
St. On site improvements on site comprised five main building (17 industrial units from 108sqm
to 465sqm) with several of smaller storage type buildings and a total building area of 3915sqm.
Contract Date 7 August 2020 with a sale price of $14,000,000.
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• DALE ST, BROOKVALE: This site is a slightly irregular shaped corner lot. On site improvements
comprised of a single storey residential dwelling. Contract Date 27 November 2020 with a sale
price of $1,575,000.
• ORCHARD RD, BROOKVALE: The subject site is a rectangular and level corner site with a 40.54m
frontage to Orchard Rd and a 50.29m side boundary to Powells Lane. Improvements comprise
of a single storey bulky goods commercial warehouse/hardware with associated hardstand
allowing for access/storage and parking. Sold July 2021 for $6,650,000.
• DARLEY ST MONA VALE: The site is a slightly irregular shaped corner lot with the topography
showing a slight cross fall. Minimal improvements on site. Sold May 2022 $3,500,000.
• TENGAH CRES, MONA VALE: A rectangular shaped inside parcel of industrial use land with a
street frontage of approx. 21.8m. On site improvements comprise of a mix of warehouses,
office, workshops and hardstand which allows for both open storage etc and off-street parking
for approximately 22 vehicles. Sold March 2022 for $2,870,000.
RURAL MARKET
Changes since previous valuation year (2021)
There was a strong increase in the rural land values across the Northern Beaches local government area
between July 2021 and July 2022. Rural land includes a variety of property types that range from prestige
rural home sites to isolated bush land sites. The rural market in this location have benefitted from
markets placing greater emphasis on larger properties with attractive natural amenity, those that offer
superior access to lifestyle conveniences, and provide work from home options.
These rural properties are also well located close to all services including hospitals and both public and
private schools and major shopping precincts.
Changes since previous General Valuation (2019)
Overall, rural land values within the Northern Beaches local government area showed a very strong
increase between July 2019 and July 2022.
Record high sales have been achieved for the premium rural homesites in recent years. These are
characterized as the cleared level sites, often they are elevated and have views or an attractive rural
outlook. They are seen as suitable for the prestige resort style residential development which typically
has extensive ground improvements. Examples of some strong sales include the sale of a property in
Caladenia Close, Elanora Heights which sold in August 2021 for $10,500,000 and another property in
McCarrs Creek Rd, Terry Hills which sold in September 2020 for $10,000,000. A vacant 1.86Ha site located
in an exclusive alcove in Walters Rd, Ingleside sold in May 2021 for $5,655,000. Steep timbered
properties are sold for much less such as a property in McCarrs Creek Rd, Church Point, a 4,000m steep
bush block with a 2-level dwelling which sold in October 2020 for $1,818,000 or another in Quarter
Sessions Rd, Church Pt, a sale of an improved property on a steep lot, overlooking Pittwater which sold
in March 2021 for $2,300,000.
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Some of the more recent and significant rural sales in the context of the rural zoned land values in the
Northern Beaches local government area include:
• KNIGHT ST, WARRIEWOOD. Sold on the 21-07-2022. For $4,650,000.
• THE GREENWAY, DUFFYS FOREST. Sold on the 23-06-2022. For $4,030,000.
• TOORONGA RD, TERREY HILLS. Sold on the 09-06-2022. For $5,800,000.
• LANE COVE RD, INGLESIDE. Sold on the 31-05-2022. For $5,000,000.
• INGLESIDE RD, INGLESIDE. Sold on the 17-12-2021. For $2,260,000.
• BOORALIE RD, TERREY HILLS. Sold on the 16-12-2021. For $6,000,000.
• MYOORA RD, TERREY HILLS. Sold on the 10-12-2021. For $9,800,000.
• BOORALIE RD, DUFFYS FOREST. Sold on the 18-06-2019. For $1,800,000.
Ingleside Precinct planning project – This local government area includes lands that were subject to
proposed rezoning under the Ingleside Precinct. Planning for the Ingleside Precinct has been underway
since mid-2013. A draft Land Use and Infrastructure Plan was exhibited from December 2016 until 28
February 2017. After preparing a Bushfire Risk Assessment and working with the Northern Beaches
Council and Rural Fire Service NSW, a decision was reached not to proceed with the proposed draft Land
Use and Infrastructure Strategy for the area. In 2021 new master plan for Ingleside was exhibited by the
NSW Department of Planning. Previously slated for over 3,000 new homes, under the new draft plan that
number has been revised down to 980 new homes following a review of bushfire risk. The plan created
five ‘character areas’ and splits Ingleside along Mona Vale Road. The area north of the road, referred to
in the plan as ‘Area 5’ was no longer be included in plans for rezoning for new homes due to the assessed
bushfire risks.
In June 2022 NSW Planning announced department has completed its planning work for Ingleside and
will not be proceeding with the Ingleside Place Strategy. Planning for Ingleside will now be led by
Northern Beaches Council, as part of the Northern Beaches Comprehensive Local Environmental Plan
(LEP).
Rural lands in the Northern Beaches also includes the lands known as the Deferred Matter Area and is
zoned under Warringah LEP 2000. There are over 300 such properties mostly located in the Oxford Falls
and Belrose localities. The future zoning of this land will be determined following the completion of a
range of studies currently underway and following consultation with the community as part of the
Northern Beaches LEP. Development is often site specific when approval is given. The entries range from
retirement villages, prestige rural homesites with existing use rights to isolated parcels of bushland. Most
of the bushland parcels are held in Government ownership.
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SIGNIFICANT ISSUES AND DEVELOPMENTS:
Significant Developments – from prior to current annual valuation / from prior to current local
government council rating valuation
Below are some of the most significant development applications or proposals within Northern Beaches:
The Palm Beach fish and chips shop at Barrenjoey Road was demolished in September 2021. The
property has DA approval (N0119/14) and substantial commencement for demolition of all existing
structures and construction of a high-end mixed retail and residential development comprising four
residential units, three retail tenancies and basement parking for 21 cars.
Long Reef Surf Lifesaving Club at Collaroy are building a new $7.5 million purpose-built clubhouse,
storage facility, café and public amenities block. Construction commenced April 2021 and the project is
expected to be completed in 12 months’ time.
Mona Vale Surf Lifesaving Club are rebuilding a fit-for-purpose facility on the existing site. Set over 2
levels, the spacious and environmentally friendly clubhouse will have 1690m2 of space. Construction
has been completed and the club is now open.
Warriewood – A DA has been lodged for Warriewood Valley Community Centre, to be situated on the
existing site of the Nelson Heather Centre on the corner of Jacksons and Pittwater Road.
Frenchs Forest precinct – The new state of the art Northern Beaches Hospital opened in October 2018
after 3 years of construction. The hospital services include: 488 beds, 14 operating theatres, 50 space
emergency department, mental health service and cafés, retail, customer services, maternity,
paediatrics and 1,400 car spaces. The Hospital Precinct Structure Plan, adopted on August 1 2017,
provides the strategic land use planning framework for Frenchs Forest for the next 20 years. Rezoning
of Phase One of the Structure Plan is being led by NSW State Government with the draft Frenchs Forest
Place Strategy on exhibition from 23 July to 3 September 2021. The Frenchs Forest 2041 Place Strategy
was finalised on 17 December 2021 with new planning controls in force from June 2022. The place
strategy will deliver:
• a new town centre with shops, restaurants, cafes and offices;
• 1.5 hectares of new public open space including a 1,665 sqm plaza;
• easier walking and cycling connections and upgrades to local roads, 2,000 new jobs, mainly in
health and education to support the Northern Beaches Hospital; and
• 2,000 new homes (1,000 of these in the town centre; 1,000 in the adjacent residential areas)
with a range of housing including townhouses, terraces, apartments and aged care; and
homes for essential workers such as nurses and paramedics.
The Department has provided Council with $6.16m funding under the Precinct Support Scheme to
upgrade three local parks in Frenchs Forest – Brick Pitt Reserve, Akora Reserve and Rabbett Reserve.
The Forest High School will be relocated to a new site in a portion of Allambie Road, Allambie Heights.
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The new site is located within the current intake area of the school. Development of the new town
centre will only occur once the new high school opens.
Warriewood – the Amended Warriewood Valley Strategic Review Addendum Report effected on 13
January 2018. The recommended forward path for each sector has considered the applicable
environmental affectations and the patterns of existing development and will result in appropriate
levels of development within the Release Area. The Release Area will be reduced from approximately
199 hectares to approximately 195 hectares.
Currawong Restoration – Improvements are planned for restoring and upgrading Currawong, so that it
remains a valued tourist, heritage and recreational asset, for guests and day trippers. Works completed
December 2020.
Narrabeen Lagoon pedestrian and cycle bridge - Narrabeen Lagoon Trail, an 8.4km multi-use trail
circumnavigating the lagoon was completed in 2015. Since its completion in 2015, several sections of
the trail have been upgraded. In July 2018 it was proposed to build a pedestrian and cycle bridge at
Pittwater Road over Narrabeen Lagoon to improve safety for users of the bridge and trail. The bridge is
a three-metre-wide pedestrian and cycle bridge built alongside the existing road bridge at Pittwater
Road over Narrabeen Lagoon. Construction commenced in January 2022 with the bridge now nearing
completion.
DA2018/1828, Berith Street, Wheeler Heights. Construction of a Seniors Housing Development
comprising of 6 * infill self care housing units and basement parking. Approved September 2019.
Consequent DA2019/1173 applied for demolition of existing development and construction of a Seniors
Housing development comprising of 6* infill self care housing units, basement parking and strata
subdivision.
DA2018/1800, McIntosh Rd, Narraweena. Approved 29/08/2019 for demolition of existing structures
and construction of a shop top housing development, including ground floor commercial/retail and nine
apartments, with basement parking and strata subdivision. Development has been completed.
DA2020/1318, Lakeside Cres, Palm Ave & Pittwater Rd, North Manly – Demolition works and subdivision.
As per Landcom website, Landcom will re-use the disused community health centre, with a proposal to
deliver between 32-38 studio and 1 or 2 bedroom units.
DA2018/1708, Sydney Rd, Fairlight. Demolition works and construction of a boarding house. Lodged
18/10/2018. Approved, determined 27/06/2019. Work on site has now commenced.
DA2021/0669 – Barrenjoey Rd, Palm Beach - Demolition works and construction of a new restaurant,
carparking and associated uses. Lodged 31/05/2021 and approved 15/12/2021.
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SIGNIFICANT VALUE CHANGES:
Significant value changes – from prior to current annual valuation
There have been some significant value movements from the prior annual valuation as part of the 2022
valuation year program. The most significant changes have occurred where there have been changes to
planning which result in a change of development potential. These changes are typically site-specific
and occur after extensive planning.
Other properties within the local government area that have had significant value changes in the current
program reflect recent market conditions and are the result of handcrafting through verification or value
changes that have been brought about by sales analysis. Properties within the local government area
that have had significant land value changes are supported by significant sales analysis throughout the
Northern Beaches local government area.
All land values with significant changes are given a high-risk rating. The Valuer General NSW are
informed of such changes to values during regular meetings throughout the year. Some significant
changes to values occur where the variation between land values does not only represent market
growth but is the result of changes in the development potential of a particular site. Significant value
changes often reflect;
▪ Planning changes allowing greater development potential.
▪ Proposed or completed improvements to infrastructure, transport and other local amenities.
▪ Fast paced market growth from demand e.g., for residential / mixed use development land.
▪ Sites where approval has been achieved for development of a scale which is greater than could
be assumed when undertaking a valuation under the Valuation of Land Act 1916 considering
the existing planning.
Significant value changes – from prior to current local government council rating valuation
Generally, value changes from the prior rating year have been consistent with market movement. There
have been some significant value movements from the prior rating year. The most significant changes
have occurred where there have been changes to planning which result in a change of development
potential. These changes are typically site-specific and occur after extensive planning.
Other properties within the local government area that have had significant value changes from the
prior rating year reflect recent market conditions and are the result of handcrafting through verification
or value changes that have been brought about by sales analysis. Properties within the local government
area that have had significant land value changes are supported by significant sales analysis throughout
the Northern Beaches local government area.
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OVERVIEW OF THE QUALITY ASSURANCE PROCESS:
Valuer General NSW has been provided with detailed valuation analysis reporting, which details the
quality assurance process of Crown Valuation Service and outlines that the verification process and
certifies that land values meet all statistical measures and component data analysis. In addition, a quality
statement and lists of high value and high-risk properties is also provided in the valuation analysis
reporting. Checks have been undertaken to ensure that all properties have been valued, land values are
consistent with each other, land value bases have been correctly determined and all concessions and
allowances have been supplied. Additionally, properties that had land values amended through the
objection or re-ascertainment process were individually examined to reconcile surrounding land values
and ensure accuracy of the grading of surrounding land values. Benchmarks and reference benchmarks
are core elements of the quality assurance processes and are identified and individually valued in
accordance with the Contract. Worksheets have been maintained on all properties where calculations
are required. We have also ensured that adjustments and assumptions within the market analysis have
been based on market evidence and have been fully documented and rationalised.
AUTHOR
Report Prepared by:
Michele Raman AAPI CPV
Senior Valuer
Crown Valuation Service
14
th
November 2022
Adam Stibbard AAPI CPV
Contract Services Manager
Crown Valuation Service
14
th
November 2022