Beaumont Hills
Household incomes at the 98.7th percentile ($3,308/week) and a $1,830,600 median house price position Beaumont Hills as one of Sydney's most affluent family suburbs, confirmed by IRSAD decile 10 and IER decile 10. The housing stock is extraordinary: 99.2% detached houses and 92.3% with 4+ bedrooms, producing one of the most uniformly large-lot, family-oriented profiles in Australia. Despite this premium positioning, population growth runs at 1.77% per year (334 persons), driven by overseas migration of 206 net annually. The aging trajectory signal (young share declining 7.5 points, senior share expanding 3.7 points) suggests the founding families are aging in place rather than turning over to younger buyers.
Population
9,041
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$3,308/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$1.8M
2024-2025 (PSI derived)
The $1,830,600 median house price rose to $1,855,500 in 2025 (1.8% growth), modest compared to the suburb's income levels. The stock is 99.2% detached houses, virtually eliminating apartment or townhouse options. A remarkable 92.3% have 4+ bedrooms, the highest proportion in this dataset. Monthly mortgage repayments of $3,000 produce a mortgage-to-income ratio of 20.9%, well below the 30% stress threshold because the extreme household incomes ($3,308/week) absorb the high nominal cost. Outright owners at 24.1% and mortgage holders at 60.1% indicate a mature ownership suburb. Beaumont Hills Public School (ICSEA 1,107, 466 students) scores well above the national benchmark. Residential stability at 84.8% is the highest in this batch.
For Buyers
The $1,830,600 median house price rose to $1,855,500 in 2025 (1.8% growth), modest compared to the suburb's income levels. The stock is 99.2% detached houses, virtually eliminating apartment or townhouse options. A remarkable 92.3% have 4+ bedrooms, the highest proportion in this dataset. Monthly mortgage repayments of $3,000 produce a mortgage-to-income ratio of 20.9%, well below the 30% stress threshold because the extreme household incomes ($3,308/week) absorb the high nominal cost. Outright owners at 24.1% and mortgage holders at 60.1% indicate a mature ownership suburb. Beaumont Hills Public School (ICSEA 1,107, 466 students) scores well above the national benchmark. Residential stability at 84.8% is the highest in this batch.
For Investors
Renters at just 15.8% form one of the thinnest tenant pools in this batch. Weekly rent of $650 against a $1,830,600 median produces gross yield of 1.8%, very low even by premium Sydney standards. The 2.0% vacancy rate is exceptionally tight, the lowest in this dataset. Only 10 DAs were lodged in 12 months, reflecting a mature suburb with minimal development. Net overseas migration of 206 per year provides modest demand, while internal migration runs at a marginal -29. Capital growth of 1.8% ($1,823,000 to $1,855,500) is conservative. The aging trajectory and 84.8% residential stability suggest low turnover, making investment opportunities scarce. This is an owner-occupier suburb, not an investor market.
Development Activity
Total DAs
124
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
-50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beaumont Hills iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beaumont Hills Public School
K-6 · 466 students
Demographics
The median age of 38 is 2 years below the national median. Overseas-born at 42.9% is 21.3 points above national. English ancestry leads at 1,980, followed by Chinese (1,192) and Indian (881). Mandarin (321), Hindi (122) and Cantonese (102) are the top non-English languages. University qualifications at 55.1% are 25.0 points above national, consistent with the IEO decile 9 reading. Average household size of 3.5 is a full person above national (2.5), the joint highest in this batch. Couples with children (4,383) vastly outnumber couples without children (1,177), a 3.7:1 ratio. Christianity (4,946) leads religion, with Hinduism (732) and Islam (496) reflecting the multicultural professional class.
Age Distribution
Bedrooms
Dwelling Structure
99.2%
Houses
0.8%
Townhouse
N/A
Apartment
Tenure
Mortgage holders at 60.1% lead, with outright owners at 24.1% and renters at just 15.8%. The stock is 99.2% detached houses, 0.8% semi-detached and no apartments. The bedroom profile is extreme: 92.3% have 4+ bedrooms, 6.8% three-bedrooms, and studios/one-bedrooms are virtually absent at 0.4%. The $1,830,600 median rose to $1,855,500 (1.8% growth), a modest single-year increase. Affordability metrics are favourable despite the high absolute price: mortgage-to-income at 20.9% and rent-to-income at 19.6% are both well below stress thresholds, reflecting the suburb's extreme income base at the 98.7th percentile. All four SEIFA deciles rank 9 or 10, confirming uniformly high advantage.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$650
HH Size
3.5
Personal Income / wk
$1,046
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.0%
Unoccupied
53
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
13.6%
Couples, no children
8,631
Total families
Economy & Employment
Healthcare leads at 14.8% (525 workers), followed by Professional/Tech at 12.3% (435), Education at 11.0% (389), Finance at 8.9% (315) and Retail at 8.8% (310). The sector mix is diversified across knowledge-economy fields. Professionals (1,547) and Managers (909) together comprise 56% of occupations, the highest combined Professional+Manager share in this batch. Full-time employment at 70.9% is strong, unemployment at 4.8% is below average, and participation at 65.0% is above average. The IEO decile 9 and IER decile 10 confirm high education and high economic resources. The suburb's economy reflects a dual-income professional household model where both partners work in white-collar sectors.
Unemployment
3.7%
Labour Force
11,609
Unemployed
426
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
70.9%
Part-time
24.3%
Participation
65.0%
Employed
4,341
Occupations
Top Industries
University
55.1%
Postgraduate
16.0%
Born Overseas
42.9%
Dwellings
2,572
Transport to Work
Car dependency at 88.2% is high, with public transport at 3.9% and walking/cycling at 1.4%. Beaumont Hills Public School (ICSEA 1,107, 466 students, government) is the only school, scoring well above the national benchmark. IRSAD decile 10 and IRSD decile 10 confirm the highest socio-economic advantage tier. Rent-to-income at 19.6% is comfortable, and mortgage-to-income at 20.9% is well below stress levels. Only 2.9% need assistance, well below the national average. The residential stability of 84.8% is the highest in this batch, indicating a settled, low-turnover community. The key livability gap is transport: limited public transit for a suburb of this size and income.
Drive
88.2%
Public Transport
3.9%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+1.77%/yr
(+334 people/yr)
EstablishedPopulation growth runs at 1.77% per year (334 persons), with the 10-year change at 18.9%, above the national average. The ERP reached 18,837 in 2025, and medium forecasts project 21,179 by 2031. Overseas migration at 206 per year is the primary driver, with internal migration at a marginal -29. The trajectory is classified as 'Aging': the young share contracted by 7.5 points and the senior share expanded by 3.7 points over the decade, the most pronounced aging shift in this batch. This indicates founding families from the late 1990s/early 2000s development are growing older in place. Gentrification score is 19 (not gentrifying), consistent with an already premium suburb. Real income growth of 3.0% barely exceeded inflation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+206
Net Internal / yr
-29
Gentrification Signal
Not gentrifying
Population +23% since 2011, Strong overseas inflow +206/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beaumont Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beaumont Hills a good suburb to live in?
Beaumont Hills ranks in the top 1.3% nationally for household income ($3,308/week) with IRSAD decile 10. The stock is 99.2% detached houses, 92.3% with 4+ bedrooms. The school (ICSEA 1,107) scores well above the national benchmark. Drawbacks include 88.2% car dependency and limited public transport at 3.9%. Residential stability at 84.8% is the highest in this batch.
What is the median house price in Beaumont Hills?
The median is $1,830,600 (PSI derived), rising to $1,855,500 in 2025 (1.8% growth). Monthly mortgage repayments average $3,000 and weekly rent is $650. Gross yield is approximately 1.8%, very low even by premium Sydney standards. The mortgage-to-income ratio of 20.9% is well below the stress threshold due to the 98.7th percentile income base.
What schools are in Beaumont Hills?
Beaumont Hills Public School is the sole school, a government primary with ICSEA 1,107 (well above the national 1,000 benchmark) and 466 students. The high ICSEA is consistent with the suburb's IRSAD decile 10 socio-economic profile. Secondary schooling requires travel to neighbouring Hills District suburbs.
Is Beaumont Hills safe?
Crime data is not available in the current dataset. All four SEIFA deciles rank 9 or 10, the highest tier nationally, which typically correlates with very low crime. Unemployment at 4.8% is below average, and the 84.8% residential stability rate indicates a settled, low-turnover community. Only 2.9% of residents need assistance.
Is Beaumont Hills good for property investment?
This is primarily an owner-occupier suburb, not an investor market. The 15.8% renter share is thin, and gross yield of 1.8% ($650/week on $1,830,600) is very low. The 2.0% vacancy rate is exceptionally tight. Capital growth of 1.8% is conservative. Only 10 DAs in 12 months reflect a mature, stable suburb with minimal development opportunity.
How is Beaumont Hills's population changing?
Growth runs at 1.77% per year (334 persons), with an 18.9% increase over 10 years. The ERP reached 18,837 in 2025. Overseas migration (+206/year) drives growth, with internal migration at a marginal -29. The suburb is aging: the young share contracted by 7.5 points and senior share expanded by 3.7 points, the most pronounced aging shift in this batch.
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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