Bellambi
A compact coastal suburb with 4,039 residents, Bellambi combines a density of 1,726.7 people per square kilometre with a strongly renter-led housing market. Renting accounts for 54.0% of occupied dwellings, compared with 20.2% owned outright, helping explain the suburb's relatively mobile and price-sensitive profile. The median age is 38, which is 2.0 years below the national figure, while household income sits at $1,183 per week and the 23.7 percentile indicates a lower-income position. Compared with nearby Corrimal and Woonona, Bellambi presents a more concentrated, renter-oriented coastal profile. Its established character, 2.34 sq km footprint and modest 0.35% annual growth rate suit buyers and renters seeking an accessible Illawarra location rather than rapid population expansion.
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
Bellambi suits buyers who value established housing and coastal access but need to budget carefully around income and repayments. The typical mortgage commitment is $1,950 per month, and mortgage costs reach 38.1% of household income, which is higher than the 21.3% rent-to-income measure and signals tighter ownership conditions. Housing choice is weighted toward 3-bedroom dwellings at 51.6%, while separate houses account for 51.4% and semi-detached homes for 38.4%. Compared with a predominantly detached market, the semi-detached share gives buyers more compact options. The 54.0% renting rate also suggests competition from investors and limited outright ownership, so purchasers should compare recent sales, strata costs and repair needs before committing.
For Buyers
Bellambi suits buyers who value established housing and coastal access but need to budget carefully around income and repayments. The typical mortgage commitment is $1,950 per month, and mortgage costs reach 38.1% of household income, which is higher than the 21.3% rent-to-income measure and signals tighter ownership conditions. Housing choice is weighted toward 3-bedroom dwellings at 51.6%, while separate houses account for 51.4% and semi-detached homes for 38.4%. Compared with a predominantly detached market, the semi-detached share gives buyers more compact options. The 54.0% renting rate also suggests competition from investors and limited outright ownership, so purchasers should compare recent sales, strata costs and repair needs before committing.
For Investors
Bellambi's investment case is built around renter demand rather than rapid capital-growth expectations. Renters occupy 54.0% of dwellings, the weekly rent is $252 and vacancy is 4.8%, creating a useful starting point for assessing cash flow, although the absence of a current purchase median means yield must be calculated from the exact property price. Compared with owner-heavy suburbs, the renter share is higher and may support demand for practical 2- and 3-bedroom homes. Thirty development applications in 12 months indicate ongoing property activity, mostly around existing dwellings rather than a clearly defined large project pipeline. Forecast growth is only 0.35% annually, so investors should focus on tenant appeal, maintenance, insurance and transport access because rental income is likely to matter more than short-term price momentum.
Development Activity
Total DAs
210
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
-31.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bellambi
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Bellambi has an average household size of 2.3 people, 0.2 below the national comparison, and a median age of 38, or 2.0 years younger than the national figure. The population is primarily Australian-born at 79.9%, while the overseas-born share of 20.1% is 1.5 percentage points below the national comparison. English, Irish and Scottish ancestry are prominent, with counts of 1,561, 395 and 391 respectively. Christianity accounts for 1,789 people and no religion for 1,663, showing a relatively even split between those groups. Compared with nearby Corrimal and Woonona, Bellambi's smaller 2.3-person households and renter majority point to a more mobile housing base. The 81.6% who stayed at the same address over 5 years nevertheless indicates substantial local continuity.
Age Distribution
Bedrooms
Dwelling Structure
51.4%
Houses
38.4%
Townhouse
9.8%
Apartment
Tenure
Bellambi's housing profile is defined by renting, modest household size and a substantial semi-detached component. Renting at 54.0% is higher than outright ownership at 20.2% and mortgage ownership at 24.7%, so tenure is more renter-led than owner-led. Separate houses make up 51.4% of homes, semi-detached dwellings 38.4% and apartments 9.8%. The bedroom mix is concentrated in 3-bedroom properties at 51.6%, followed by 2-bedroom homes at 25.1% and 4-or-more-bedroom homes at 17.2%. Compared with a detached family market, Bellambi provides more attached housing and smaller formats, which reflects its 2.3-person average household size. The $1,950 monthly mortgage figure and 38.1% mortgage-to-income ratio also show that ownership costs are higher than the 21.3% rent-to-income measure.
Mortgage / mo
$1,950
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $252.
$650
Bond data Jun 2026 · houses $818 · units $550
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
33.4%
Couples with children
31.9%
Couples, no children
32.3%
Single parent
1,047
Total families
Economy & Employment
Bellambi's employment base is led by healthcare at 22.2% of jobs, followed by education at 15.6%, construction at 12.1%, public administration at 7.9% and professional or technical work at 6.5%. This mix creates links to essential services and trades, while the occupation profile includes 324 professionals, 274 trades workers, 231 community or personal service workers and 171 labourers. The unemployment rate is 6.6%, participation is 49.2% and full-time employment is 52.8%. Household income of $1,183 per week sits at the 23.7 percentile, lower than the midpoint of the national distribution. The SEIFA pattern is mixed: education and occupation reaches decile 5, while income and economic resources sit at deciles 3 and 4, and disadvantage is decile 3. That gap suggests capability is present, but lower incomes and labour-force participation constrain purchasing power.
Unemployment
6.6%
Labour Force
1,625
Unemployed
107
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.8%
Part-time
34.8%
Participation
49.2%
Employed
1,518
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.5%
Postgraduate
5.5%
Born Overseas
20.1%
Dwellings
1,623
Transport to Work
Bellambi is practical for residents who drive or work from home, with 61.8% travelling as car drivers and 27.5% working from home. Public transport use is 2.5% and walking or cycling is 2.7%, so car dependence is much higher than active or public transport use. Bellambi Public School provides 1 named local government primary option, while families should check enrolment zones and travel times against the exact address. The suburb's 2.34 sq km footprint and density of 1,726.7 people per square kilometre make local services relatively concentrated, but parking and road access may matter more than in a low-density setting. The IRSAD score is 964 at decile 4, below the middle deciles, and 10.9% volunteer, so affordability and service access are important livability considerations. For safety decisions, compare current NSW Police incident information with street lighting, traffic and evening activity around the home.
Drive
61.8%
Public Transport
2.5%
Walk / Cycle
2.7%
Work from Home
27.5%
Population Forecast
+0.35%/yr
(+58 people/yr)
EstablishedBellambi has an established, slow-growth outlook, with the forecast trend running at 0.35% annually and population change across the wider area reaching 6.3% over 10 years. Overseas migration is identified as the primary growth driver, which may support gradual rental demand without creating the scale of expansion seen in major growth corridors. The shift trajectory is labelled Mixed, with senior share up 2.4 percentage points and young share down 0.9 points, pointing to gradual ageing alongside limited overall growth. Gentrification signals are also mixed: the shift measure records a score of 45 and stage Active, while the current gentrification indicator records score 0 and stage Not gentrifying. Together, these measures suggest selective reinvestment and changing demand rather than a suburb-wide transformation. The 50.0% rent growth figure reinforces the importance of monitoring affordability.
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 can suit renters, first-home buyers and downsizers who value an established coastal setting. It has 4,039 residents, 27.5% working from home and a 54.0% renting share. Compared with lower-density areas, its 1,726.7 people per square kilometre mean services and housing are more concentrated.
What is the median house price in Bellambi?
Check recent settled sales to establish Bellambi's current median house price before setting a budget. The housing profile records a $1,950 monthly mortgage figure and a 38.1% mortgage-to-income ratio, so buyers should compare the likely repayment with their own income rather than rely on an outdated median.
What schools are in Bellambi?
Bellambi Public School is the named local school, providing 1 government primary option. Families should confirm the relevant enrolment zone and compare travel times for secondary schooling because school access can vary by address. Check current department information before signing a lease or contract.
Is Bellambi safe?
Assess safety using current NSW Police incident information for the exact streets, together with lighting, traffic and evening activity. Bellambi has 4,039 residents and density of 1,726.7 people per square kilometre, so conditions can vary between busy and quieter pockets. Compare several recent periods rather than relying on a single incident count.
Is Bellambi good for property investment?
Bellambi may suit investors targeting established rental demand: 54.0% of dwellings are rented, weekly rent is $252 and vacancy is 4.8%. Thirty development applications in 12 months show ongoing activity. Compared with high-growth markets, the 0.35% annual forecast suggests a strategy based more on tenant appeal and cash flow than rapid capital growth.
How is Bellambi's population changing?
Population change across the wider area is forecast at 6.3% over 10 years, with annual growth of 0.35% and overseas migration as the primary driver. The trajectory is Mixed: senior share has increased by 2.4 percentage points while young share has fallen by 0.9 points. This indicates gradual ageing and steady, rather than rapid, change.
What development is happening in Bellambi?
Bellambi recorded 30 development applications in 12 months, including alterations, dwelling work, sheds and a swimming pool application. The activity points to incremental renewal rather than a confirmed large estate. Compare the approval type, construction timing and final scope before assuming an application will add new housing supply.
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.
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