Bellamack
Bellamack's most distinctive feature is the gap between a young population and strong household earning power: the median age of 29 is 11 years below the national figure, while household income sits at the 88.8th percentile. Its 2,423 residents live at a density of 1,883.8 people per square kilometre, and 58.9% rent compared with 35.0% who have a mortgage. The suburb is detached-house led, with 72.0% separate houses and 50.8% of homes containing four or more bedrooms. This matters because the local profile combines family-sized housing with a relatively mobile tenure base. Buyers comparing Bellamack with nearby Rosebery or Zuccoli should focus on dwelling type, commuting patterns and ongoing costs rather than assume Palmerston suburbs are interchangeable.
Local council: Palmerston
Population
2,423
Median Age
29.0
Household IncomeiMedian weekly household income (ABS Census)
$2,331/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Bellamack's purchase case is strongest for households prioritising space and income capacity. Separate houses account for 72.0% of homes, four-plus-bedroom dwellings make up 50.8%, and the average household size is 2.9, which is 0.4 above the national figure. Mortgage repayments are reported at $2,400 a month, with mortgage-to-income at 23.8% and household income at the 88.8th percentile, so borrowing capacity may compare favourably with many locations. Renting remains dominant at 58.9%, versus 35.0% paying a mortgage, which means buyers should compare deposit requirements, maintenance and current sales rather than assume tenure signals a settled market. Rosebery and Zuccoli provide useful nearby comparisons for testing land, dwelling age and commute trade-offs.
For Buyers
Bellamack's purchase case is strongest for households prioritising space and income capacity. Separate houses account for 72.0% of homes, four-plus-bedroom dwellings make up 50.8%, and the average household size is 2.9, which is 0.4 above the national figure. Mortgage repayments are reported at $2,400 a month, with mortgage-to-income at 23.8% and household income at the 88.8th percentile, so borrowing capacity may compare favourably with many locations. Renting remains dominant at 58.9%, versus 35.0% paying a mortgage, which means buyers should compare deposit requirements, maintenance and current sales rather than assume tenure signals a settled market. Rosebery and Zuccoli provide useful nearby comparisons for testing land, dwelling age and commute trade-offs.
For Investors
Bellamack has a renter-led demand base: 58.9% of households rent, compared with 35.0% paying a mortgage and only 4.3% owning outright. Weekly rent is $360, while vacancy is 9.1%, higher than a tightly supplied market would usually be, so investors should stress-test leasing time, incentives and maintenance rather than rely on gross rent alone. The 2,423-resident suburb also has a 37.0% turnover rate, which can support leasing activity but may increase re-letting workload. Development activity over the past 12 months is recorded at 0, indicating less immediate new-supply pressure than a high-development market. Forecast growth of 3.05% annually, driven by overseas migration, gives demand a demographic tailwind, but vacancy remains an important counterweight.
Demographics
Bellamack is young and family weighted: the median age is 29, or 11 years below the national figure, while 51.7% of families are couples with children and average household size is 2.9, or 0.4 above national. University attainment is 23.5%, 6.6 percentage points below national, while overseas-born residents account for 22.2%, only 0.6 points above national. English, Scottish and Irish ancestry counts are 688, 208 and 181. No religion is recorded for 1,133 residents, compared with 844 identifying as Christian, while Greek, Punjabi and Mandarin are the leading listed languages at 19, 16 and 12 speakers. When comparing Bellamack with nearby Rosebery or Zuccoli, assess household size, tenure and school travel rather than treating Palmerston suburbs as interchangeable. The 37.0% turnover rate also points to more movement than a highly settled community.
Age Distribution
Bedrooms
Dwelling Structure
72.0%
Houses
8.8%
Townhouse
19.2%
Apartment
Tenure
Bellamack's housing profile leans toward family-sized detached stock: 72.0% of homes are separate houses, 8.8% are semi-detached and 19.2% are apartments. Four-plus-bedroom homes make up 50.8%, compared with 30.0% three-bedroom and 14.8% two-bedroom dwellings, so space is a stronger feature than compact living. Tenure is less settled, with 58.9% renting, 35.0% holding a mortgage and only 4.3% owning outright. Mortgage repayments are $2,400 monthly, household income is $2,331 weekly and mortgage-to-income is 23.8%, so affordability is better judged against income and current comparable sales than by dwelling type alone. Compared with Rosebery and Zuccoli, buyers should test whether larger floorplans offset different maintenance, insurance and commuting costs.
Mortgage / mo
$2,400
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$360
Census 2021
HH Size
2.9
Personal Income / wk
$1,170
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.1%
Unoccupied
76
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
51.7%
Couples with children
30.8%
Couples, no children
17.2%
Single parent
604
Total families
Economy & Employment
Bellamack's labour market is anchored by public administration, which accounts for 31.6% of industry employment and 249 workers, well above healthcare at 14.0% and construction at 9.8%. Education contributes 7.5% and retail 5.8%, giving the local base a government-service emphasis with supporting care, building and consumer roles. Participation is 71.2%, full-time employment is 69.6% and unemployment is 2.9%, making the employment profile stronger than a high-unemployment comparison area. Occupations reinforce that mix: community and personal work leads at 240 workers, followed by clerical and administrative roles at 205, trades at 193, professionals at 172 and managers at 132. Household income is at the 88.8th percentile, while IRSAD is decile 7 and IRSD is decile 8, indicating advantage above the national midpoint. Public administration concentration may, however, make local conditions more exposed to government hiring cycles.
Unemployment
2.9%
Labour Force
1,256
Unemployed
36
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.6%
Part-time
23.3%
Participation
71.2%
Employed
1,220
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.5%
Postgraduate
6.3%
Born Overseas
22.2%
Dwellings
754
Transport to Work
Bellamack is practical for drivers but less convenient for households relying on public transport: 83.9% travel as car drivers, compared with 1.6% using public transport, 1.8% walking or cycling and 4.7% working from home. That pattern means daily access is likely to be planned around road connections and parking, especially for larger households averaging 2.9 people. School choices and enrolment zones should be checked against the exact address, including nearby primary and secondary options and their sector or type, rather than inferred from suburb boundaries. Socioeconomic measures sit above the national midpoint, with IRSAD decile 7, IRSD decile 8, IER decile 7 and IEO decile 6. Community participation includes a 14.6% volunteering rate and 4.4% needing assistance. Families should compare street-level conditions and recent incidents before deciding, because a suburb-wide social profile cannot replace a property-level safety check.
Drive
83.9%
Public Transport
1.6%
Walk / Cycle
1.8%
Work from Home
4.7%
Growth Outlook
Bellamack sits in a high-growth forecast category, with annual growth of 3.05% and population change across the wider area of 75.0% over ten years. Overseas migration is the primary driver, which helps explain why the suburb combines a 22.2% overseas-born share with a young median age of 29. The shift trajectory is labelled "Declining young": the young share is down 2.6 percentage points, while the senior share is up 2.9 points and the working share is up 2.9 points. Affordability improved from 43.9 in 2011 to 33.5 in 2021, but real income growth was -5.2% and rent growth was -11.1%. Gentrification scores 0 and is classified as "Not gentrifying", so growth currently looks migration-led rather than upgrade-led. Compared with a lower-growth suburb, this mix supports demand but does not guarantee price escalation.
Population trend: Palmerston council area
Bellamack sits in the Palmerston council area. These are the council area's residents, not Bellamack's.
Residents 2025
43,193
Growth, 5 yr average
+2.1%/yr
2020 to 2025
Growth, last year
+1.4%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bellamack compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bellamack a good suburb to live in?
Bellamack can suit households wanting larger homes and strong road access. The median age is 29, household income ranks at the 88.8th percentile and 72.0% of dwellings are separate houses. Compared with a transit-oriented suburb, its 83.9% car-driver share means daily travel is more dependent on driving.
What is the median house price in Bellamack?
Use current comparable Bellamack sales to establish the median house price rather than infer value from rent alone. The suburb has 72.0% separate houses and 50.8% four-plus-bedroom homes, so compare like-for-like land, dwelling size and condition before judging value against Rosebery or Zuccoli.
What schools are in Bellamack?
School choices and enrolment zones should be confirmed for the exact address, including nearby primary and secondary options and their sector or type. Bellamack is strongly car-oriented, with 83.9% car drivers versus 1.6% public transport users, so school commute planning matters more than assuming a short transit trip.
Is Bellamack safe?
Safety should be assessed using recent incident patterns, street conditions and the specific property rather than a single suburb label. Bellamack has 2,423 residents, an IRSAD decile of 7 and an IRSD decile of 8, which are socioeconomic measures above the national midpoint but are not a substitute for checking local safety conditions.
Is Bellamack good for property investment?
Bellamack may suit investors targeting rental demand, with 58.9% of households renting and weekly rent of $360. However, vacancy is 9.1%, higher than a tightly supplied market, so returns should be stress-tested for downtime and incentives. Forecast growth of 3.05% annually, driven by overseas migration, is a positive demand factor.
How is Bellamack's population changing?
Bellamack has a current population of 2,423. Population change across the wider area is forecast at 75.0% over ten years, with annual growth of 3.05% driven by overseas migration. The trajectory is labelled "Declining young", with the young share down 2.6 percentage points and the senior share up 2.9 points.
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).
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