Balgowlah
Balgowlah sits at SEIFA decile 10 across all four indices (IRSAD 1,172, IRSD 1,114, IEO 1,165, IER 1,127), placing it in the top 10% of Australian suburbs by every socioeconomic measure. The median house price surged 19.6% in a single year, from $1,972,500 in 2024 to $2,360,000 in 2025. With 79 development applications in 12 months, the suburb is actively transforming, yet apartment stock already at 40.3% and houses at 34.6% give it a more mixed housing character than many Northern Beaches neighbours. University education at 58.3% sits 28.2 points above the national average.
Population
8,068
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,681/wk
DAs (12 months)iDevelopment Applications lodged in the past year
86
Median House
$2.2M
2024-2025 (PSI derived)
At $2,360,000 (2025), Balgowlah is premium Northern Beaches territory, though the 19.6% price jump in a single year suggests momentum may be peaking. Mortgage repayments of $3,250/month consume 28.0% of household income, approaching the 30% stress line, the tightest in this batch of suburbs. Housing is split: 40.3% apartments, 34.6% houses, and 23.1% semi-detached, giving buyers more diversity than typical Northern Beaches suburbs. Three and 2-bedroom stock dominate (36.5% and 34.9%). Four schools serve the area, all with ICSEA scores well above 1,000, including Balgowlah Heights Public (1,177) and Northern Beaches Secondary Balgowlah Boys Campus (1,115, 1,100 students).
For Buyers
At $2,360,000 (2025), Balgowlah is premium Northern Beaches territory, though the 19.6% price jump in a single year suggests momentum may be peaking. Mortgage repayments of $3,250/month consume 28.0% of household income, approaching the 30% stress line, the tightest in this batch of suburbs. Housing is split: 40.3% apartments, 34.6% houses, and 23.1% semi-detached, giving buyers more diversity than typical Northern Beaches suburbs. Three and 2-bedroom stock dominate (36.5% and 34.9%). Four schools serve the area, all with ICSEA scores well above 1,000, including Balgowlah Heights Public (1,177) and Northern Beaches Secondary Balgowlah Boys Campus (1,115, 1,100 students).
For Investors
The 31.8% renter share and 6.4% vacancy rate indicate a softer rental market than the tight Northern Beaches norm. Weekly rent of $640 on $2,360,000 gives a gross yield of just 1.4%, one of the lowest in Sydney. The 79 DAs in 12 months (including dual occupancies and commercial development) signal significant future supply. However, the 19.6% capital gain in one year compensates for low yield for capital-focused investors. Net overseas migration adds 285 people annually, but internal outflow of -341/year shows more domestic residents leave than arrive. The SEIFA IER decile of 10 confirms high-wealth residents who can sustain premium rents.
Development Activity
Total DAs
464
Last 12 Months
86
YoY ChangeiYear-over-year change in DA lodgements
+6.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Balgowlah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Balgowlah Heights Public School
K-6 · 651 students
St Cecilia's Catholic Primary School
K-6 · 232 students
Manly West Public School
K-6 · 761 students
Northern Beaches Secondary College Balgowlah Boys Campus
7-12 · 1100 students
Demographics
University education at 58.3% (28.2 points above national) reflects a highly credentialled community. Professionals (1,536) and Managers (1,008) make up over 60% of the workforce. English ancestry leads (3,575), followed by Irish (1,184), Scottish (1,049), and Italian (365). French (52 speakers), Mandarin (38), and Portuguese (38) are the top non-English languages. Born-overseas at 33.2% is 11.6 points above national. The SEIFA IEO decile of 10 (score 1,165) ranks it among Australia's most educationally advantaged suburbs. Households average 2.5 persons, matching the national median, with 25.1% childless couples and 48.1% couples with children, indicating a family-plus-professional mix.
Age Distribution
Bedrooms
Dwelling Structure
34.6%
Houses
23.1%
Townhouse
40.3%
Apartment
Tenure
The $2,360,000 median (2025) jumped 19.6% from $1,972,500 in 2024, a sharp acceleration. The housing mix is unusually balanced for the Northern Beaches: 40.3% apartments, 34.6% separate houses, and 23.1% semi-detached. Outright owners (34.8%) and mortgage holders (33.4%) are nearly even, with renters at 31.8%. Mortgage-to-income at 28.0% is the highest among the 15 suburbs analysed here, approaching the stress boundary. Two and 3-bedroom properties dominate (34.9% and 36.5%), with 4+ bedrooms at 21.5%. The high outright ownership rate for a $2M+ suburb suggests established residents who purchased years ago and have benefited from the suburb's sustained growth.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,250
Rent / wk
$640
HH Size
2.5
Personal Income / wk
$1,264
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.4%
Unoccupied
216
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.1%
Couples, no children
6,593
Total families
Economy & Employment
Professional/Tech services lead at 20.3% (676 workers), with Healthcare (12.4%), Finance (11.6%), Education (9.8%), and Construction (6.3%) rounding out the top five. Professionals (1,536) and Managers (1,008) together dominate the occupation mix. The 66.5% fulltime employment rate is solid, unemployment at 3.6% is below average, and personal weekly income of $1,264 is well above the national median. The participation rate of 62.1% suggests some residents (likely retirees or carers) are outside the workforce. The concentration of knowledge-economy and finance workers reflects proximity to North Sydney and Sydney CBD, accessible via the Spit Bridge and B-Line bus routes.
Unemployment
3.8%
Labour Force
11,647
Unemployed
438
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.5%
Part-time
29.9%
Participation
62.1%
Employed
3,864
Occupations
Top Industries
University
58.3%
Postgraduate
16.1%
Born Overseas
33.2%
Dwellings
3,152
Transport to Work
Four schools in the suburb all score well above the national ICSEA benchmark: Balgowlah Heights Public (1,177, 651 students), St Cecilia's Catholic Primary (1,168, 232 students), Manly West Public (1,147, 761 students), and Northern Beaches Secondary Balgowlah Boys Campus (1,115, 1,100 students). Public transport at 9.7% and walking/cycling at 10.8% are both above average. Only 74.0% drive, lower than most Sydney suburbs, reflecting the walkable village character. The SEIFA IRSAD decile of 10 (score 1,172) is the highest possible tier. Volunteering at 19.0% is well above average, and need-for-assistance at 2.9% is very low.
Drive
74.0%
Public Transport
9.7%
Walk / Cycle
10.8%
Work from Home
N/A
Population Forecast
+0.32%/yr
(+67 people/yr)
EstablishedGrowth is slow at 0.32% annually (67 persons/year), below the national average, with the SA2 area projected to reach 21,566 by 2031 from 20,936 in 2025. Despite this modest headline, 79 DAs in 12 months indicate significant development intent. Overseas migration adds 285 people/year, but internal outflow of -341/year means the suburb is a net exporter of domestic residents, likely priced-out families. The gentrification score of 10 means it is not gentrifying because it has already gentrified. Rent growth of 34.0% over the past decade confirms sustained demand pressure. The declining young share (-2.4 points) and rising senior share (+2.4 points) show the population is gradually aging in place.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+285
Net Internal / yr
-341
Gentrification Signal
Not gentrifying
Net internal outflow -341/yr, Strong overseas inflow +285/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Balgowlah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Balgowlah a good suburb to live in?
Balgowlah scores SEIFA decile 10 on all four indices, placing it in Australia's top 10% by every measure. All 4 local schools score well above ICSEA 1,000 (ranging from 1,115 to 1,177). Walking and cycling at 10.8% and low need-for-assistance at 2.9% support a high quality of life. The main barrier is the $2,360,000 median entry price.
What is the median house price in Balgowlah?
The median is $2,360,000 (2025, PSI derived), up 19.6% from $1,972,500 in 2024. Monthly mortgage repayments of $3,250 consume 28.0% of household income, near the stress threshold. The 94th-percentile household income ($2,681/week) is what keeps mortgage stress technically below the 30% line.
What schools are in Balgowlah?
Four schools, all above ICSEA 1,000: Balgowlah Heights Public (government, 1,177, 651 students), St Cecilia's Catholic Primary (1,168, 232 students), Manly West Public (government, 1,147, 761 students), and Northern Beaches Secondary Balgowlah Boys Campus (government, 1,115, 1,100 students).
Is Balgowlah safe?
Crime data is not separately reported for Balgowlah. The suburb's socioeconomic profile is highly favourable: all 4 SEIFA indices at decile 10, unemployment at 3.6%, household incomes in the 94th percentile, and 74.8% residential stability. The 19.0% volunteering rate indicates strong community engagement.
Is Balgowlah good for property investment?
Capital growth has been exceptional at 19.6% in one year. However, gross rental yield is very low at roughly 1.4% ($640/week on $2,360,000), and the 6.4% vacancy rate suggests tenant competition. The 79 DAs in 12 months will add future supply. This is a capital-growth play, not an income play.
How is Balgowlah's population changing?
Growth is slow at 0.32% annually. Overseas migration adds 285 people/year but internal outflow removes 341, a net domestic loss typical of premium suburbs where prices push families out. Young share dropped 2.4 points and senior share rose 2.4 points over the decade. SA2 projected to reach 21,566 by 2031.
What is the development activity in Balgowlah?
Very active: 79 DAs in 12 months, including dual occupancies, commercial development, and residential alterations. Most are Complying Development Certificates. This volume is high for a suburb of 8,068 people and reflects both renovation of older stock and infill densification in the Northern Beaches context.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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