Balmain East
A median house price of $2,630,000 in a suburb of just 0.34 km2 puts Balmain East among Sydney's most capital-dense pockets, with household income sitting at the 97.3rd percentile nationally. At the same time, 41.2% of residents rent, 14.8% of dwellings sit vacant and only 15.8% of stock is separate houses. These signals are connected: semi-detached terraces dominate at 46.4% of dwellings, supplying inventory that turns over faster than detached housing. Median age of 46 is 6.0 years above national, and university qualifications at 66.4% run 36.3 points above the national figure, placing the suburb firmly in the high-education, high-income, aging-but-premium tier.
Population
1,900
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$3,020/wk
DAs (12 months)iDevelopment Applications lodged in the past year
39
Median House
$2.6M
2024-2025 (PSI derived)
The $2,630,000 median house price is supported by real data showing prices climbed 16.1% from $2,300,000 in 2024 to $2,670,000 in 2025. That pace of gain in a single year signals strong underlying demand despite the premium entry cost. Semi-detached terraces make up 46.4% of stock and separate houses just 15.8%, so buyers seeking a standalone home face tight competition. Apartments account for 37.8%, providing some price diversity. The two-bedroom segment leads at 35.0% of dwellings, followed by three-bedroom at 29.5% and four-plus at 22.1%. Monthly mortgage repayments average $4,333, producing a mortgage-to-income ratio of 33.1%, above the standard 30% stress threshold, even though household incomes rank in the 97.3rd percentile nationally.
For Buyers
The $2,630,000 median house price is supported by real data showing prices climbed 16.1% from $2,300,000 in 2024 to $2,670,000 in 2025. That pace of gain in a single year signals strong underlying demand despite the premium entry cost. Semi-detached terraces make up 46.4% of stock and separate houses just 15.8%, so buyers seeking a standalone home face tight competition. Apartments account for 37.8%, providing some price diversity. The two-bedroom segment leads at 35.0% of dwellings, followed by three-bedroom at 29.5% and four-plus at 22.1%. Monthly mortgage repayments average $4,333, producing a mortgage-to-income ratio of 33.1%, above the standard 30% stress threshold, even though household incomes rank in the 97.3rd percentile nationally.
For Investors
A 41.2% renter share gives landlords a wide tenant pool, but yields are thin. Weekly rent of $617 against a $2,630,000 median implies a gross yield near 1.2%, lower than most Sydney benchmarks. The 14.8% vacancy rate points to genuine slack in the apartment segment, which accounts for 37.8% of dwellings. Migration data shows overseas arrivals adding 289 residents a year to the broader area while net internal flows run negative at minus 269, leaving total annual growth near 0.12% per year. Over 12 months, 36 development applications were lodged, the majority being alterations and additions rather than new dwellings, consistent with a supply-constrained footprint. Rent grew 28.0% over the measured period, and price growth of 16.1% in one year adds capital-gain weight to the investment case, though the low yield requires a long horizon.
Development Activity
Total DAs
173
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
+8.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Balmain East iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Nicholson Street Public School
K-6 · 95 students
Demographics
The median age of 46 is 6.0 years above the national figure, and the demographic shift over the decade reinforces that reading: the senior share rose 6.4 points while the working-age share fell 8.0 points, a faster aging trajectory than most Sydney suburbs. University qualifications at 66.4% are 36.3 points above national, among the highest in the country. Average household size of 2.2 sits 0.3 below the national average, consistent with a high share of couples without children: 38.0% of families have no children and one-parent families register zero in the data. Overseas-born residents at 29.5% run 7.9 points above national. Ancestry is predominantly Anglo-Celtic, led by English (829), Irish (343) and Scottish (233). Volunteering is active at 20.7% of residents.
Age Distribution
Bedrooms
Dwelling Structure
15.8%
Houses
46.4%
Townhouse
37.8%
Apartment
Tenure
Tenure patterns reflect established wealth: 34.7% own outright, 24.1% carry a mortgage and 41.2% rent. Outright owners outnumbering mortgage holders points to debt-free, long-held holdings rather than recent leveraged buyers. The stock is dominated by semi-detached terraces at 46.4%, with apartments at 37.8% and separate houses at just 15.8%, making Balmain East structurally different from typical premium suburbs. Two-bedroom dwellings lead at 35.0%, followed by three-bedroom at 29.5% and four-plus at 22.1%. The median house price moved from $2,300,000 to $2,670,000 across 2024-2025, a 16.1% one-year rise that is well above the state average. Mortgage-to-income at 33.1% exceeds the stress threshold, while rent-to-income at 20.4% stays below 30%, a typical split for high-price, high-income inner-Sydney precincts.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$4,333
Rent / wk
$617
HH Size
2.2
Personal Income / wk
$1,550
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.8%
Unoccupied
138
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
38.0%
Couples, no children
1,380
Total families
Economy & Employment
Professional and financial industries dominate the employed workforce: Professional/Tech leads at 23.2% (190 workers), Finance follows at 13.4% (110) and Healthcare at 12.0% (98), with Education at 9.4% and Construction at 7.1%. By occupation, Professionals (452) and Managers (261) account for the largest share, consistent with the decile 10 IEO score for education and occupation advantage, the top tier nationally. Full-time employment runs at 72.7% and unemployment at 4.3%, above the national low but within a reasonable range for a small suburb of 1,900 people. Participation is 58.7%, partly because 517 residents are not in the labour force, reflecting the older age profile. SEIFA scores are uniformly high: IRSD and IRSAD both reach decile 10, and IEO is decile 10, confirming minimal disadvantage across all dimensions.
Unemployment
2.9%
Labour Force
9,877
Unemployed
286
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
72.7%
Part-time
23.0%
Participation
58.7%
Employed
919
Occupations
Top Industries
University
66.4%
Postgraduate
24.2%
Born Overseas
29.5%
Dwellings
791
Transport to Work
Walking and cycling account for 11.2% of commutes, high for an inner-harbour suburb, and 4.0% use public transport, while 80.7% drive, higher than comparable inner-Sydney pockets, likely because the peninsula geography limits surface transit options. No schools are recorded within the 0.34 km2 boundary, so families rely on institutions in adjacent Balmain, Rozelle and the broader inner west. Balmain East scores decile 10 on both IRSAD (advantage-disadvantage) and IRSD (relative disadvantage), placing it among the least disadvantaged areas in Australia. Only 2.8% of residents need daily assistance despite a median age of 46. Rent-to-income at 20.4% keeps tenants comfortable relative to state norms, and mortgage-to-income at 33.1% is the main financial pressure point for recent buyers given the $2,630,000 entry price.
Drive
80.7%
Public Transport
4.0%
Walk / Cycle
11.2%
Work from Home
N/A
Population Forecast
+0.12%/yr
(+19 people/yr)
EstablishedAnnual population growth registers 0.12%, adding roughly 19 people a year, typical of an established Sydney suburb with little residual developable land across 0.34 km2. The 10-year population change was 5.6%, gradual rather than transformative. The broader area current population of 16,023 remains below its pre-COVID level of 16,448 after a 4.9% dip, with only 2.5% recovery so far. Medium forecasts project a slow rise to about 16,216 by 2031. Overseas migration of 289 a year is the primary demand driver, offsetting net internal outflow of 269 per year. Gentrification scores low at 10 out of 100 because the suburb is already fully established at SEIFA decile 10 advantage, leaving no gentrification runway. Rent grew 28.0% over the period, outpacing real income growth of 4.3%, which raises the long-run affordability question for renters.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+289
Net Internal / yr
-269
Gentrification Signal
Not gentrifying
Net internal outflow -269/yr, Strong overseas inflow +289/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Balmain East compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Balmain East a good suburb to live in?
Balmain East ranks at SEIFA decile 10 on IRSAD, IEO and IRSD, the top advantage tier nationally. Household income sits in the 97.3rd percentile, university qualifications reach 66.4% and the crime data shows very low disadvantage indicators. The main trade-offs are the $2,630,000 median house price, a 14.8% vacancy rate in the apartment segment and limited transit access due to the peninsula geography.
What is the median house price in Balmain East?
The median house price is $2,630,000. Prices rose 16.1% from $2,300,000 in 2024 to $2,670,000 in 2025, well above most Sydney suburbs over the same period. Weekly rent averages $617 and monthly mortgage repayments run about $4,333, producing a mortgage-to-income ratio of 33.1%.
What schools are in Balmain East?
No schools are recorded inside the 0.34 km2 Balmain East boundary, so families rely on schools in neighbouring Balmain, Rozelle and the wider inner west. The local population is highly educated, with 66.4% holding university qualifications, which is 36.3 points above the national figure.
Is Balmain East safe?
Detailed crime statistics are not available for Balmain East in this dataset. As an indirect indicator, the suburb scores decile 10 on IRSD, the top tier for low disadvantage nationally, and only 2.8% of its 1,900 residents need daily assistance. These measures are consistent with a very low-disadvantage environment.
Is Balmain East good for property investment?
Weekly rent of $617 against a $2,630,000 median implies a gross yield near 1.2%, very low, and the 14.8% vacancy rate signals some oversupply in apartments. However, prices grew 16.1% in one year and rent rose 28.0% over the measured period. Overseas migration of 289 per year supports demand, while internal outflow of 269 per year offsets it. The investment case rests on capital growth rather than yield.
How is Balmain East's population changing?
Population grows at 0.12% annually, adding about 19 people per year. The 10-year change was 5.6%, modest for an inner-Sydney suburb. Overseas migration of 289 per year is the primary driver, offset by net internal outflow of 269. Medium forecasts project the broader area reaching 16,216 by 2031, with slow but steady growth.
How much development is happening in Balmain East?
36 development applications were lodged in the past 12 months. Most are alterations and additions to existing dwellings rather than new construction, consistent with a 0.34 km2 established suburb where land for new builds is very limited and the existing 34.7% outright-ownership rate reflects long-held stock.
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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