Bellambi
More than half of Bellambi's 4,039 residents rent their home, a share of 54.6% that sits well above the national average and shapes the suburb's character as much as its coastal Illawarra location. Household income places in the 23.7th percentile nationally, reflecting a working-class base where Healthcare (22.2%) and Construction (12.1%) dominate local employment. The SEIFA IRSD decile of 3 flags meaningful relative disadvantage compared to most NSW suburbs. Despite that, median house prices reached $840,000 in the 2024-2025 period, creating mortgage stress for buyers: the mortgage-to-income ratio stands at 38.1%, well above the 30% threshold.
Population
4,039
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,183/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$840K
2024-2025 (PSI derived)
The median house price of $840,000 is the headline figure, but the price history tells a more cautious story. Prices peaked at $887,500 in 2024 before falling to $730,000 in 2025, a decline of 17.7% in one year. For buyers, that correction improves entry affordability, though the mortgage-to-income ratio of 38.1% still exceeds stress levels given household income in the 23.7th percentile nationally. The dwelling mix is skewed toward semi-detached homes at 38.4% and separate houses at 51.4%, with apartments at only 9.8%. Three-bedroom dwellings dominate at 51.6% of stock, with 4-plus bedroom homes at 17.2%. Buyers should note that 25.0% of households carry a mortgage compared to 54.6% who rent, suggesting limited owner-occupier demand pressure in the short term.
For Buyers
The median house price of $840,000 is the headline figure, but the price history tells a more cautious story. Prices peaked at $887,500 in 2024 before falling to $730,000 in 2025, a decline of 17.7% in one year. For buyers, that correction improves entry affordability, though the mortgage-to-income ratio of 38.1% still exceeds stress levels given household income in the 23.7th percentile nationally. The dwelling mix is skewed toward semi-detached homes at 38.4% and separate houses at 51.4%, with apartments at only 9.8%. Three-bedroom dwellings dominate at 51.6% of stock, with 4-plus bedroom homes at 17.2%. Buyers should note that 25.0% of households carry a mortgage compared to 54.6% who rent, suggesting limited owner-occupier demand pressure in the short term.
For Investors
A renter majority of 54.6% gives landlords a large and stable tenant base, with weekly rent at $252. Against the $840,000 median, that implies a gross yield around 1.6%, low by regional NSW standards. The vacancy rate of 4.8% is on the higher side, indicating some rental supply excess relative to demand. Development activity is moderate with 29 applications in the past 12 months, including residential accommodation and demolition works. Migration data points to net overseas arrivals of 94 per year as the primary population driver, compared to net internal flows of only 18, which supports long-run rental demand. Rent growth of 50.0% over the prior decade is a positive signal, though affordability limits how far rents can run given incomes in the 23.7th percentile nationally.
Development Activity
Total DAs
202
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
-29.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bellambi iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Holy Spirit College
7-12 · 1249 students
Bellambi Public School
K-6 · 182 students
Demographics
The median age is 38, which is 2.0 years below the national figure, reflecting a moderately younger profile. Overseas-born residents make up 20.1% of the population, 1.5 points below the national average. Ancestry is strongly Anglo-Celtic: English leads at 1,561 residents, followed by Irish (395) and Scottish (391). University qualifications reach 23.5%, which is 6.6 points below national, consistent with the suburb's higher share of trade and manual occupations. Average household size of 2.3 is 0.2 below national. The largest religious group is Christianity at 1,789 residents, with Islam at 91 and Buddhism at 58 also represented. About 81.6% of residents stayed in the same address for the prior five years, pointing to a stable rather than transient population despite the high renter share.
Age Distribution
Bedrooms
Dwelling Structure
51.4%
Houses
38.4%
Townhouse
9.8%
Apartment
Tenure
Tenure in Bellambi is renter-dominated: 54.6% rent, 25.0% hold a mortgage and 20.4% own outright. The outright-ownership share of 20.4% is modest, meaning few long-held, debt-free assets compared to wealthier suburbs. The dwelling mix is 51.4% separate houses, 38.4% semi-detached and 9.8% apartments. Three-bedroom homes are the most common at 51.6%, followed by two-bedroom at 25.1% and four-plus at 17.2%. The median house price fell from $887,500 in 2024 to $730,000 in 2025, a drop of 17.7% in a single year. For renters, the rent-to-income ratio sits at 21.3%, below the 30% stress threshold, meaning rental affordability is manageable even on local incomes. By contrast, mortgage-to-income at 38.1% flags real financial pressure for owner-occupiers taking on debt at current price levels.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$252
HH Size
2.3
Personal Income / wk
$611
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
81
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
38.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.8%
Couples, no children
2,978
Total families
Economy & Employment
Healthcare employs 22.2% of local workers (238 people), the largest single industry, followed by Education at 15.6% (167) and Construction at 12.1% (130). Public Admin (7.9%) and Professional/Tech (6.5%) round out the top five. By occupation, Professionals lead at 324 workers, with Community/Personal Service workers second at 231 and Labourers third at 171. The unemployment rate of 7.4% is above typical national figures, and the participation rate of 43.5% is low, partly because 1,414 residents are not in the labour force. The SEIFA IRSD decile of 3 and IRSAD decile of 4 both rank below average nationally, placing Bellambi in the lower tier of socioeconomic advantage. Real income grew 28.6% over the decade, but the household income percentile of 23.7 nationally shows the base remains well below median.
Unemployment
7.6%
Labour Force
8,492
Unemployed
648
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.3%
Part-time
32.3%
Participation
43.5%
Employed
1,330
Occupations
Top Industries
University
23.5%
Postgraduate
5.5%
Born Overseas
20.1%
Dwellings
1,623
Transport to Work
Transport reliance in Bellambi is strongly car-based: 85.2% of residents drive to work, compared to just 3.5% using public transport, which is low relative to state averages. Walking and cycling accounts for 3.7%. No schools are recorded within the suburb boundary, so families depend on facilities in neighbouring Corrimal, Woonona and Bulli. The suburb scores IRSD decile 3 and IRSAD decile 4, both in the lower third nationally, meaning a meaningful share of residents face relative disadvantage. On the positive side, the rent-to-income ratio of 21.3% keeps housing costs manageable for renters. Need-for-assistance affects 9.3% of residents (347 people), higher than average. Volunteering participation runs at 10.9%, modest but indicating some community engagement in a suburb where 81.6% have stayed in place for at least five years.
Drive
85.2%
Public Transport
3.5%
Walk / Cycle
3.7%
Work from Home
N/A
Population Forecast
+0.35%/yr
(+58 people/yr)
EstablishedBellambi's annual population growth rate is 0.35%, adding around 58 people per year on trend. The 10-year population change of 6.3% is slow by NSW standards. Medium forecasts project the broader SA2 population reaching 16,824 by 2031, up from 16,704 in 2025. Overseas migration of 94 net arrivals per year is the primary driver, compared to net internal migration of only 18 per year. The gentrification score of 45 with an Active stage signals ongoing, though incomplete, socioeconomic change. Affordability improved slightly from 47.2% in 2011 to 44.8% in 2021. The young-adult share declined 0.9 points while the senior share rose 2.4 points over the decade, a gradual aging trend that is common across the Illawarra region but less severe than many coastal NSW suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+94
Net Internal / yr
+18
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bellambi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bellambi a good suburb to live in?
Bellambi suits renters and working households well, with rent-to-income at 21.3%, below the 30% stress threshold. However, the IRSD decile of 3 places it in the lower tier of advantage nationally, unemployment runs at 7.4%, and household income sits in the 23.7th percentile. The suburb offers coastal proximity at a price point lower than many Illawarra neighbours.
What is the median house price in Bellambi?
The median house price is $840,000 based on 2024-2025 data. Prices peaked at $887,500 in 2024 then fell to $730,000 in 2025, a decline of 17.7%. Weekly rent averages $252, and monthly mortgage repayments run around $1,950, producing a mortgage-to-income ratio of 38.1%, above the stress threshold.
What schools are in Bellambi?
No schools are recorded within Bellambi's 2.34 km2 boundary in this dataset. Families typically use schools in nearby Corrimal, Woonona and Bulli. University qualifications in the suburb reach 23.5%, which is 6.6 points below the national average, reflecting the suburb's trade and services employment base.
Is Bellambi safe?
Detailed crime statistics are not available for Bellambi in this dataset. As an indirect indicator, the suburb scores IRSD decile 3 nationally, placing it in the lower third for relative disadvantage, and 9.3% of residents (347 people) need daily assistance, both above typical figures for lower-crime suburban areas.
Is Bellambi good for property investment?
The 54.6% renter majority provides a large tenant pool, and rent grew 50.0% over the prior decade. However, weekly rent of $252 against an $840,000 median implies a gross yield around 1.6%, low for the risk profile. The vacancy rate of 4.8% is elevated, and the 17.7% house price fall from 2024 to 2025 adds short-term caution. Overseas migration of 94 net arrivals per year supports long-run demand.
How is Bellambi's population changing?
Annual growth runs at 0.35%, adding about 58 people per year, with a 10-year change of 6.3%. Overseas migration of 94 net arrivals per year drives most growth. Medium forecasts project the broader area reaching 16,824 by 2031. The profile is slowly aging, with the senior share up 2.4 points and youth share down 0.9 points over the decade.
How much development is happening in Bellambi?
There were 29 development applications lodged in the past 12 months, including residential accommodation, demolition and shed erection works. This moderate level of activity reflects an established suburb with mostly infill and alteration projects rather than large-scale new supply, consistent with the 0.35% annual population growth rate.
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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