Baulkham Hills
A household income in the 92nd percentile is paired with a population of 37,415 and a median age of 39, making Baulkham Hills a high-income, family-oriented part of north-west Sydney. Separate houses account for 75.4% of dwellings, while 41.9% of residents were born overseas, 20.3 percentage points above the national figure. Compared with nearby Bella Vista and Castle Hill, its detached housing and 3.0-person average household point to a more established mortgage-belt profile, while the 54.6% university share sits 24.5 points above national levels.
Population
37,415
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,474/wk
DAs (12 months)iDevelopment Applications lodged in the past year
305
Baulkham Hills suits buyers seeking space, with 75.4% of dwellings separate houses and 48.7% containing 4 or more bedrooms. That stock aligns with a 3.0-person average household and helps explain why the suburb is dominated by family mortgages rather than compact units. The typical mortgage commitment is $2,600 per month, while mortgage payments equal 24.3% of household income, indicating manageable average repayment pressure. Rent is $520 a week and 22.5% of households rent, giving purchasers a useful benchmark for ownership costs. Compared with denser Bella Vista pockets, Baulkham Hills gives up some apartment convenience for larger established homes.
For Buyers
Baulkham Hills suits buyers seeking space, with 75.4% of dwellings separate houses and 48.7% containing 4 or more bedrooms. That stock aligns with a 3.0-person average household and helps explain why the suburb is dominated by family mortgages rather than compact units. The typical mortgage commitment is $2,600 per month, while mortgage payments equal 24.3% of household income, indicating manageable average repayment pressure. Rent is $520 a week and 22.5% of households rent, giving purchasers a useful benchmark for ownership costs. Compared with denser Bella Vista pockets, Baulkham Hills gives up some apartment convenience for larger established homes.
For Investors
Rental demand has a solid base: 22.5% of households rent, weekly rent is $520 and vacancy is 5.0%. That vacancy level suggests tenants have more choice than in a tightly constrained market, so investors should underwrite conservatively rather than assume rapid rent escalation. The suburb recorded 315 development applications in 12 months, including secondary dwellings and alterations, which may gradually add rental or flexible living stock. Overseas migration is the primary growth driver, supporting tenant demand because new arrivals often enter the rental market before buying. Compared with a static established market, Baulkham Hills has more development activity to monitor, but the 5.0% vacancy rate argues for careful property selection.
Development Activity
Total DAs
1,626
Last 12 Months
305
YoY ChangeiYear-over-year change in DA lodgements
+13.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Baulkham Hills
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Baulkham Hills has a median age of 39, one year below the national comparison, but its age trajectory is moving older: the senior share rose 6.9 percentage points while the young share fell 1.4 points. The overseas-born share is 41.9%, or 20.3 points above national levels, and 54.6% hold university qualifications, 24.5 points above the national comparison. Ancestry responses include English at 8,141, Chinese at 6,566 and Indian at 3,656, while Mandarin is spoken by 1,827 residents and Hindi by 620. A 3.0-person average household is 0.5 above national size. Compared with nearby Castle Hill, the profile is similarly family-oriented, but Baulkham Hills' overseas-born and university-educated mix gives local demand a strong professional and migrant dimension.
Age Distribution
Bedrooms
Dwelling Structure
75.4%
Houses
13.3%
Townhouse
11.3%
Apartment
Tenure
Ownership is split between 32.9% outright owners, 43.4% mortgagors and 22.5% renters, with only 1.2% in other tenure. The built form is detached-led: 75.4% separate houses, 13.3% semi-detached dwellings and 11.3% apartments. Bedrooms reinforce that pattern, with 48.7% of homes at 4 or more bedrooms and 36.6% at 3 bedrooms. Rent-to-income sits at 21.0% and mortgage-to-income at 24.3%, while household income is $2,474 a week and ranks at the 92nd percentile. Compared with newer, denser Bella Vista pockets, Baulkham Hills has a lower apartment share and a stronger large-home orientation, which supports established family occupancy but can limit entry-level choice.
Mortgage / mo
$2,600
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $520.
$850
Bond data Jun 2026 · houses $900 · units $750
HH Size
3.0
Personal Income / wk
$973
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
640
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
58.2%
Couples with children
29.7%
Couples, no children
11.3%
Single parent
10,574
Total families
Economy & Employment
Household income is $2,474 a week, ranking at the 92nd percentile, and the labour force participation rate is 64.4% with unemployment at 4.4%. Employment is concentrated in healthcare at 15.5% or 2,155 workers, professional and technical services at 13.4% or 1,867, education at 10.8% or 1,497, finance at 10.2% or 1,420, and construction at 8.4% or 1,169. Professionals number 6,204 and managers 2,982, reinforcing a skilled white-collar base, while clerical and administrative workers total 2,746. Compared with national household-income levels, Baulkham Hills sits well above average because high-skill occupations and health, education, finance and technology employment lift earning capacity. Full-time work accounts for 61.9% of employed residents.
Unemployment
4.4%
Labour Force
18,870
Unemployed
836
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.9%
Part-time
28.0%
Participation
64.4%
Employed
18,034
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
54.6%
Postgraduate
18.4%
Born Overseas
41.9%
Dwellings
12,269
Transport to Work
Seven local schools create a broad government-sector mix, with 4 primary and 3 secondary campuses. Exact enrolment zones still matter because catchments can cross local roads and suburb boundaries. Daily travel is more car and home based than public transport led: 39.3% drove, 3.2% used public transport, 0.9% walked or cycled and 54.0% worked from home. Compared with transit-oriented centres, that pattern favours households wanting suburban space, but it can make peak commuting more dependent on road capacity. Baulkham Hills records an IRSAD decile of 10 and an IEO decile of 9, indicating above-average socioeconomic conditions. A current suburb crime rate is unavailable, so use NSW Police crime mapping for street-level checks.
Drive
39.3%
Public Transport
3.2%
Walk / Cycle
0.9%
Work from Home
54.0%
Population Forecast
+1.17%/yr
(+272 people/yr)
EstablishedBaulkham Hills is an established area with annual growth forecast at 1.17%, and overseas migration is identified as the primary driver. Population change across the wider area is 16.5% over 10 years, indicating continued expansion. The shift trajectory is Aging: the senior share rose 6.9 percentage points, the young share fell 1.4 points and the working share fell 2.1 points. Rent growth of 19.6% has outpaced the 1.17% annual population trend and may increase pressure on established households. Compared with a static suburb, 315 development applications in 12 months provide ongoing renewal. The gentrification stage is Not gentrifying with a score of 17, although another shift signal records a score of 33 and Early signs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+391
Net Internal / yr
-82
Gentrification Signal
Not gentrifying
Population +20% since 2011, Strong overseas inflow +391/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Baulkham Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Baulkham Hills a good suburb to live in?
For households seeking established housing and strong services, it can be a practical choice. Separate houses make up 75.4% of dwellings, household income ranks at the 92nd percentile and 7 government schools support local access. Car dependence is notable, with 39.3% driving.
What is the median house price in Baulkham Hills?
Verify the latest median house price before making an offer. Useful affordability markers are a $2,600 monthly mortgage, $520 weekly rent and a 24.3% mortgage-to-income ratio. Compare the latest figure with Castle Hill and Bella Vista before setting a budget.
What schools are in Baulkham Hills?
Baulkham Hills has 7 named government schools, including 4 primary and 3 secondary campuses. They include Baulkham Hills High School, Crestwood High School and Model Farms High School, along with Baulkham Hills North, Crestwood, Jasper Road and Matthew Pearce primary schools.
Is Baulkham Hills safe?
A current suburb crime rate is unavailable, so use NSW Police crime mapping and inspect the exact street before signing a lease or contract. Also compare lighting, traffic and late-night activity around the address. The 4.8% need-assistance rate is not a crime measure.
Is Baulkham Hills good for property investment?
It can suit a long-term investor who values established family housing, but due diligence matters. The rental base is 22.5%, weekly rent is $520 and vacancy is 5.0%; 315 development applications in 12 months may add competing stock. Annual growth is forecast at 1.17%.
How is Baulkham Hills's population changing?
The profile is ageing rather than getting younger. Population change across the wider area is 16.5% over 10 years, annual growth is forecast at 1.17% and overseas migration is the primary driver. Senior share increased 6.9 percentage points, while young share fell 1.4 points.
What languages are spoken in Baulkham Hills?
Ancestry responses include English at 8,141, Chinese at 6,566 and Indian at 3,656. Commonly spoken languages include Mandarin with 1,827 speakers, Cantonese with 751 and Hindi with 620. The overseas-born share is 41.9%, which is 20.3 points above the national comparison.
What development is occurring in Baulkham Hills?
Development activity is substantial, with 315 applications recorded over 12 months. Recent examples include a secondary dwelling, alterations to a dwelling house and other complying development. Buyers should check approvals, construction timing and whether nearby works affect access, privacy or parking.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Baulkham Hills on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map