Bangalow
At a $1,500,000 median house price with household income in the 79.3rd percentile nationally, Bangalow sits at a sharp premium-to-income mismatch that defines the town. The suburb scores decile 9 on all four SEIFA indexes, placing it firmly in the top advantage tier, and university qualifications reach 39.5%, which is 9.4 percentage points above the national figure. With 94.7% of dwellings being separate houses and only 2,752 residents across 24.4 square kilometres, Bangalow is a low-density, high-value enclave in the Northern Rivers hinterland where supply is structurally constrained and professional occupations dominate.
Population
2,752
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,097/wk
DAs (12 months)iDevelopment Applications lodged in the past year
46
Median House
$1.5M
2024-2025 (PSI derived)
The $1,500,000 median house price sets a high entry point, and recent price history shows a modest pullback from $1,537,500 in 2024 to $1,470,000 in 2025, a 4.4% decline. Mortgage repayments average $2,170 per month, producing a mortgage-to-income ratio of 23.9%, which sits below the 30% stress threshold. The dwelling mix is almost entirely separate houses at 94.7%, with apartments at just 2.5% and semi-detached at 2.2%. Larger homes are common: 39.3% have four or more bedrooms and 42.9% have three bedrooms, meaning the median home is substantially sized compared to most NSW suburbs. Outright owners account for 31.8% and mortgage holders 41.6%, suggesting a mix of established wealth and active buyers carrying debt.
For Buyers
The $1,500,000 median house price sets a high entry point, and recent price history shows a modest pullback from $1,537,500 in 2024 to $1,470,000 in 2025, a 4.4% decline. Mortgage repayments average $2,170 per month, producing a mortgage-to-income ratio of 23.9%, which sits below the 30% stress threshold. The dwelling mix is almost entirely separate houses at 94.7%, with apartments at just 2.5% and semi-detached at 2.2%. Larger homes are common: 39.3% have four or more bedrooms and 42.9% have three bedrooms, meaning the median home is substantially sized compared to most NSW suburbs. Outright owners account for 31.8% and mortgage holders 41.6%, suggesting a mix of established wealth and active buyers carrying debt.
For Investors
Bangalow's rental market is small but commands solid rates: weekly rent of $650 against a $1,500,000 median implies a gross yield around 2.3%, low by national standards. The vacancy rate sits at 7.5%, above the typically healthy 3% threshold, which points to thin rental demand for the available stock. Development activity totalled 44 applications in the past 12 months, modest for the area and skewed toward alterations and new dwelling construction rather than infill. Net internal migration averages 76 persons a year and net overseas migration 60, a balanced mix that steadily adds to the population base. The 10-year population increase of 30.9% shows structural demand, but the high price-to-income ratio limits the buyer pool and suggests capital appreciation rather than yield is the primary return driver.
Development Activity
Total DAs
330
Last 12 Months
46
YoY ChangeiYear-over-year change in DA lodgements
-16.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bangalow iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bangalow Public School
K-6 · 295 students
Demographics
Bangalow's median age of 40 matches the national figure, but the trajectory is aging: the senior share rose 6.1 points while the working-age share fell 3.4 points over the decade. University qualifications at 39.5% run 9.4 percentage points above the national average, consistent with the suburb's professional occupational profile. Overseas-born residents make up 19.9%, which is 1.7 percentage points below the national rate. Ancestry is Anglo-Celtic, led by English (1,202), Irish (440) and Scottish (397). The average household size of 2.7 is marginally above the national figure by 0.2, and couples with children (1,038 families) outnumber couples without children (509), suggesting a family-oriented residential base. The volunteering rate of 22.1% indicates strong community participation.
Age Distribution
Bedrooms
Dwelling Structure
94.7%
Houses
2.2%
Townhouse
2.5%
Apartment
Tenure
Tenure is weighted toward buyers: 31.8% own outright, 41.6% carry a mortgage and 26.6% rent, a split that positions Bangalow as predominantly owner-occupied. The median house price dropped from $1,537,500 in 2024 to $1,470,000 in 2025, a 4.4% correction from the peak. Separate houses dominate at 94.7% of the stock, a proportion far above the NSW state average, which limits apartment alternatives. The bedroom profile is large, with 39.3% of dwellings having four or more bedrooms and only 6.1% having zero to one bedroom. Rent-to-income at 31.0% crosses the stress threshold, whereas the mortgage-to-income ratio of 23.9% sits below it, meaning renters face proportionally higher housing cost pressure than mortgage holders in this market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,170
Rent / wk
$650
HH Size
2.7
Personal Income / wk
$920
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.5%
Unoccupied
74
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.0% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.5%
Couples, no children
2,081
Total families
Economy & Employment
Healthcare leads employment at 17.8% of the local workforce (165 workers), followed by Professional and Technical services at 14.4% (134) and Education at 11.9% (110). Construction accounts for 9.7% (90) and Hospitality 8.2% (76), reflecting both the hinterland lifestyle economy and an active building sector. By occupation, Professionals (423) and Managers (258) are the two largest groups, consistent with decile 9 IEO scores for education and occupational advantage. The unemployment rate is 3.6% and the full-time employment rate is 49.9%, with part-time employment nearly equal at 624 workers, suggesting a significant share of flexible or self-directed work arrangements. Real income grew 39.9% over the decade, well above inflation.
Unemployment
2.5%
Labour Force
4,055
Unemployed
102
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.9%
Part-time
46.5%
Participation
60.5%
Employed
1,245
Occupations
Top Industries
University
39.5%
Postgraduate
8.8%
Born Overseas
19.9%
Dwellings
908
Transport to Work
Car reliance is high, with 88.4% of residents driving to work, compared to the national pattern. Public transport is minimal at 0.6%, reflecting Bangalow's rural hinterland position. Walking and cycling account for 8.1%, above average for a regional town of this density (112.8 persons per square kilometre). The suburb scores decile 9 on IRSAD, placing it in the top advantage tier nationally, with very low relative disadvantage. No schools are recorded within the Bangalow boundary in this dataset, so families rely on institutions in nearby centres. The need-for-assistance rate is 5.2% (131 persons), broadly in line with the national rate given the median age of 40. The volunteering rate of 22.1% is above average, pointing to an engaged resident population.
Drive
88.4%
Public Transport
0.6%
Walk / Cycle
8.1%
Work from Home
N/A
Population Forecast
+1.7%/yr
(+130 people/yr)
EstablishedBangalow is growing steadily: annual population growth runs at 1.7%, adding around 130 persons a year, and the 10-year population increase stands at 30.9%, well above the state average for regional NSW. Medium forecasts project the broader SA2 population rising from 7,627 in 2025 to 8,256 by 2031, driven by a balanced mix of internal migration (averaging 76 per year) and overseas arrivals (60 per year). The gentrification score of 37 places the suburb in the early signs stage, with signals including a 36% population increase since 2011. Rent growth of 57.1% over the period far outpaced income growth of 39.9%, tightening affordability for renters and supporting continued upward price pressure.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+60
Net Internal / yr
+76
Gentrification Signal
Early signs
Population +36% since 2011, Net internal migration +76/yr, Accelerating: 7% → 27%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bangalow compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bangalow a good suburb to live in?
Bangalow scores decile 9 on all four SEIFA indexes, placing it in the top advantage tier nationally. University qualifications reach 39.5%, which is 9.4 percentage points above the national average. The main considerations are the $1,500,000 median house price and limited public transport, with 88.4% of residents driving to work.
What is the median house price in Bangalow?
The median house price is $1,500,000 as of 2024-2025. Prices eased slightly from $1,537,500 in 2024 to $1,470,000 in 2025, a 4.4% decline. Weekly rent averages $650 and monthly mortgage repayments are around $2,170, giving a mortgage-to-income ratio of 23.9%.
What schools are in Bangalow?
No schools are recorded within the Bangalow suburb boundary in this dataset, so families typically rely on institutions in surrounding Northern Rivers centres. The local adult population is highly educated, with 39.5% holding university qualifications, which is 9.4 points above the national figure.
Is Bangalow safe?
Detailed crime statistics are not available for Bangalow in this dataset. As an indirect indicator, the suburb scores decile 9 on the IRSD index of relative socioeconomic disadvantage, the second-highest tier nationally, and only 5.2% of its 2,752 residents need daily assistance, consistent with a low-disadvantage profile.
Is Bangalow good for property investment?
Weekly rent of $650 against a $1,500,000 median implies a gross yield near 2.3%, which is below the national average. The vacancy rate of 7.5% is elevated. However, the 10-year population increase of 30.9% and annual growth of 1.7% show sustained demand, and rent growth of 57.1% over the decade signals long-term rental appreciation.
How is Bangalow's population changing?
Bangalow is growing at 1.7% per year, adding around 130 persons annually. The 10-year population increase stands at 30.9%. Net internal migration averages 76 persons a year and net overseas migration 60, with medium forecasts projecting the broader area reaching 8,256 residents by 2031.
How much development is happening in Bangalow?
There were 44 development applications lodged in the past 12 months, reflecting active but contained construction activity. Recent applications include new dwelling construction, alterations, and earthworks. With 94.7% of the stock as separate houses, development tends toward detached homes and residential extensions rather than higher-density infill.
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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