Beacon Hill
At $2,300,000, Beacon Hill carries the highest median in this batch, yet household income at the 96.9th percentile keeps mortgage-to-income at 25.6%, below stress thresholds. Rent grew 43.6% over the decade, the fastest appreciation in this dataset, while the population grew only 0.43% annually (63 persons), creating a scarcity premium. The 83.9% residential stability and 16.1% turnover are among the lowest churn rates analysed, confirming this is a buy-and-hold market. Italian ancestry (858) ranks fourth, a Northern Beaches signature from the postwar Mediterranean migration wave that distinguishes Beacon Hill from newer migrant-destination suburbs.
Population
7,814
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,937/wk
DAs (12 months)iDevelopment Applications lodged in the past year
63
Median House
$2.3M
2024-2025 (PSI derived)
The $2,300,000 median moved from $2,242,500 in 2024 to $2,300,000 in 2025 (2.6% growth). Houses at 89.5% dominate, with 4+ bedrooms at 57.8% and three-bedrooms at 32.7%, providing the large family homes this market demands. Monthly mortgage at $3,250 produces a mortgage-to-income ratio of 25.6%, manageable because household incomes sit at the 96.9th percentile ($2,937/week). Beacon Hill Public School (ICSEA 1,099, 459 students, government) scores 99 points above the national benchmark. Construction at 10.1% of employment reflects ongoing renovation and rebuild activity in the suburb.
For Buyers
The $2,300,000 median moved from $2,242,500 in 2024 to $2,300,000 in 2025 (2.6% growth). Houses at 89.5% dominate, with 4+ bedrooms at 57.8% and three-bedrooms at 32.7%, providing the large family homes this market demands. Monthly mortgage at $3,250 produces a mortgage-to-income ratio of 25.6%, manageable because household incomes sit at the 96.9th percentile ($2,937/week). Beacon Hill Public School (ICSEA 1,099, 459 students, government) scores 99 points above the national benchmark. Construction at 10.1% of employment reflects ongoing renovation and rebuild activity in the suburb.
For Investors
The 16.9% renter share is thin. Weekly rent of $730 against the $2,300,000 median produces gross yield of just 1.7%, very low even by Northern Beaches standards. Vacancy at 3.8% is near the equilibrium benchmark. Development activity is strong at 59 DAs in 12 months, dominated by demolition-and-rebuilds and alterations, indicating stock renewal rather than densification. Population grows slowly at 0.43% annually (63 persons), projected to reach 15,171 by 2031. Internal outflow of 202/year is nearly matched by overseas migration at 194/year, producing near-flat net migration.
Development Activity
Total DAs
383
Last 12 Months
63
YoY ChangeiYear-over-year change in DA lodgements
+12.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beacon Hill iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beacon Hill Public School
K-6 · 459 students
Demographics
The median age of 41 is 1 year above national. English ancestry (2,709) leads, followed by Irish (874), Italian (858), and Scottish (742). The Italian share is notably high for a Northern Beaches suburb. Overseas-born at 30.1% is 8.5 points above national. University qualifications at 44.3% are 14.2 points above national. Average household size of 3.2 is 0.7 above national, the highest in this batch, reflecting large family homes occupied by couples with children (3,163), who outnumber childless couples (1,283) at a 2.5:1 ratio. The IEO decile 8 and IER decile 9 confirm above-average educational and economic standing.
Age Distribution
Bedrooms
Dwelling Structure
89.5%
Houses
5.6%
Townhouse
5.0%
Apartment
Tenure
Mortgage holders at 45.2% and outright owners at 37.9% together produce an 83.1% owner-occupier share, among the highest analysed. Renters at 16.9% are a minority. Stock is 89.5% separate houses, 5.6% semi-detached, and 5.0% apartments. The 57.8% share of 4+ bedroom homes is high, with three-bedrooms at 32.7%. Prices edged from $2,242,500 to $2,300,000 (2.6% growth), modest compared to the 43.6% rent growth over the decade. Mortgage-to-income at 25.6% and rent-to-income at 24.9% are both below thresholds. The IRSAD decile 9 places the suburb in the top 10% nationally for socioeconomic advantage.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,250
Rent / wk
$730
HH Size
3.2
Personal Income / wk
$982
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
94
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.4%
Couples, no children
6,960
Total families
Economy & Employment
Professional/Tech leads at 14.1% (407 workers), followed by Healthcare at 13.3% (383), Education at 10.7% (307), Construction at 10.1% (290), and Finance at 7.9% (228). Professionals (1,061) top occupations, with Managers (784) and Clerical/Admin (563) forming a white-collar majority. The Construction share of 10.1% is above average, likely reflecting the renovation-intensive nature of the established housing stock. Unemployment at 3.3% is low, and participation at 60.4% is moderate. Full-time employment at 64.0% is solid. Real income grew 20.6% over the decade, supporting the 43.6% rent growth.
Unemployment
5.5%
Labour Force
8,060
Unemployed
446
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.0%
Part-time
32.7%
Participation
60.4%
Employed
3,643
Occupations
Top Industries
University
44.3%
Postgraduate
10.3%
Born Overseas
30.1%
Dwellings
2,383
Transport to Work
Beacon Hill Public School (government, ICSEA 1,099, 459 students) scores 99 points above the national benchmark of 1,000. The IRSAD decile 9 and IER decile 9 confirm top-tier advantage. Car driving at 85.3% dominates, with walking/cycling at 3.9% and public transport at 3.5%. Volunteering at 15.8% is above average. Need for assistance at 3.7% is below the national average. Mortgage stress at 25.6% and rent stress at 24.9% are both manageable. The 59 development applications in 12 months indicate active stock renewal, with demolition-rebuilds maintaining housing quality.
Drive
85.3%
Public Transport
3.5%
Walk / Cycle
3.9%
Work from Home
N/A
Population Forecast
+0.43%/yr
(+63 people/yr)
EstablishedPopulation grows slowly at 0.43% annually (63 persons), projected to reach 15,171 by 2031. The 11.6% growth over 10 years is low. Internal outflow of 202/year nearly matches overseas inflow of 194/year, producing near-zero net migration. The gentrification score of 0 (not gentrifying) confirms an already-established premium suburb. Rent grew 43.6% over the decade, well above the 20.6% real income growth, indicating pure scarcity-driven rental inflation. Affordability improved marginally from 63.6% in 2011 to 61.6% in 2021. The age structure is stable (working-age share +0.1 point, senior share +0.2 points).
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+194
Net Internal / yr
-202
Gentrification Signal
Not gentrifying
Net internal outflow -202/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beacon Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beacon Hill a good suburb to live in?
Beacon Hill suits affluent families seeking Northern Beaches living. Household income at the 96.9th percentile keeps the $2,300,000 median manageable (25.6% mortgage-to-income). The IRSAD decile 9 confirms top-10% advantage nationally. Beacon Hill Public School scores 1,099 ICSEA (99 above benchmark). The 89.5% separate house share and 57.8% 4+ bedroom stock provide spacious family housing.
What is the median house price in Beacon Hill?
The median is $2,300,000, the highest in this batch, rising from $2,242,500 in 2024 to $2,300,000 in 2025 (2.6% growth). Monthly mortgage repayments average $3,250 with a mortgage-to-income ratio of 25.6%. Weekly rent is $730, which grew 43.6% over the past decade, the fastest rent appreciation in this analysis.
What schools are in Beacon Hill?
One government school serves the suburb: Beacon Hill Public School (primary, ICSEA 1,099, 459 students). It scores 99 points above the national benchmark of 1,000, placing it in the top educational tier. The school's strong performance is consistent with the suburb's IEO decile 8 and 96.9th-percentile household income.
Is Beacon Hill safe?
Crime data is not published at suburb level for NSW. However, the IRSD decile 8, IER decile 9, 3.3% unemployment (well below average), 83.1% owner-occupier share, and 83.9% residential stability are strong proxy indicators. The 37.9% outright ownership rate indicates established, long-term residents who contribute to community safety.
Is Beacon Hill good for property investment?
Gross yield at approximately 1.7% ($730/week on $2,300,000) is very low. However, rent grew 43.6% over the decade, the fastest in this batch, driven by scarcity (0.43% annual population growth). The 3.8% vacancy rate is near equilibrium. The 16.9% renter share is small. Capital growth of 2.6% in one year is modest, suggesting the market is near peak pricing. This is a capital preservation asset, not a yield generator.
How is Beacon Hill's population changing?
Growth is slow at 0.43% annually (63 persons), projected to reach 15,171 by 2031. Internal outflow of 202/year is nearly offset by overseas migration at 194/year. The age structure is remarkably stable, with working-age share moving just 0.1 point over the decade. The 83.9% residential stability and average household size of 3.2 (0.7 above national) confirm a settled family suburb.
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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