Bellara
Bellara's median age of 59 is 19 years above the national figure, making it one of QLD's most pronounced retirement-oriented suburbs on Bribie Island. Household income sits in just the 7.2nd percentile nationally, yet 45.8% of residents own their homes outright, the highest tenure share compared to national norms, because many are asset-rich retirees who paid off mortgages decades ago. The 12.8% vacancy rate is notably elevated versus typical suburban averages, reflecting holiday and investment properties spread across the island's 2.12 sq km. Population grew 34.1% over the decade, driven primarily by internal migration averaging 486 arrivals a year.
Population
3,278
Median Age
59.0
Household IncomeiMedian weekly household income (ABS Census)
$884/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Median House
$397K
Estimated from rent (2025)
The estimated median house price is $397,000, significantly lower than QLD state medians, which places Bellara in the affordable end of the property spectrum. Separate houses account for 67.5% of stock, with apartments at 17.5% and semi-detached at 10.4%. The most common dwelling size is 3 bedrooms at 47.9%, followed by 2 bedrooms at 24.7%. Monthly mortgage repayments average $1,394, but the mortgage-to-income ratio reaches 36.4%, above the 30% stress threshold, because household income is in the 7.2nd percentile nationally. Only 21.1% of residents carry a mortgage compared to 33.2% renting, which reflects the predominantly retired, outright-owning demographic rather than a traditional buyer-upgrader cycle.
For Buyers
The estimated median house price is $397,000, significantly lower than QLD state medians, which places Bellara in the affordable end of the property spectrum. Separate houses account for 67.5% of stock, with apartments at 17.5% and semi-detached at 10.4%. The most common dwelling size is 3 bedrooms at 47.9%, followed by 2 bedrooms at 24.7%. Monthly mortgage repayments average $1,394, but the mortgage-to-income ratio reaches 36.4%, above the 30% stress threshold, because household income is in the 7.2nd percentile nationally. Only 21.1% of residents carry a mortgage compared to 33.2% renting, which reflects the predominantly retired, outright-owning demographic rather than a traditional buyer-upgrader cycle.
For Investors
Weekly rent averages $320 against a $397,000 estimated median, implying a gross yield near 4.2%, reasonable compared to capital city benchmarks. The 12.8% vacancy rate, however, is high and reflects the island's mix of permanent residents and short-stay properties. Net internal migration averages 486 persons a year, providing steady tenant demand, while overseas migration adds around 104. There were 5 development applications in the past 12 months, a low pipeline that keeps new supply constrained. Rent growth of 37% over the decade outpaced national averages, and the gentrification score of 57 signals active change, with population up 51% since 2011 according to the data.
Development Activity
Total DAs
19
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
-33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 59 is 19 years above the national figure, placing Bellara firmly in the aging-resident category. The senior share rose 4.1 points over the decade while the working-age share fell 1.0 point. Overseas-born residents make up 21.0%, which is 0.6 points below the national average, and ancestry is predominantly Anglo-Celtic: English (1,549), Scottish (435), Irish (421) and German (189). University qualifications reach just 15.1%, which is 15 points below the national average, consistent with a trade and services workforce rather than a professional class. Average household size is 2.0, which is 0.5 below national, reflecting the dominance of couples without children at 45.1% of families. Volunteering runs at 12.5%, and 12.7% of residents need daily assistance, reflecting the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
67.5%
Houses
10.4%
Townhouse
17.5%
Apartment
Tenure
Tenure is skewed sharply toward outright ownership at 45.8%, nearly double the typical national rate, because most residents are retired and mortgage-free. Mortgage holders account for just 21.1% and renters 33.2%. Separate houses dominate at 67.5%, with apartments at 17.5% and semi-detached at 10.4%. Three-bedroom dwellings are the most common at 47.9%, followed by 2 bedrooms at 24.7% and 4-plus bedrooms at 17.4%. The estimated median house price is $397,000, well below most QLD coastal markets. The 12.8% vacancy rate is elevated relative to typical suburban norms, which suppresses rental price growth despite the 37% decade-long rent increase. Both rent stress (36.2% of income) and mortgage stress (36.4%) exceed the 30% threshold because incomes are in the 7.2nd percentile nationally.
Mortgage / mo
$1,394
Rent / wk
$320
HH Size
2.0
Personal Income / wk
$507
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.8%
Unoccupied
230
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
36.2% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
36.4% stressed
Community Profile
Ancestry
Household Composition
45.1%
Couples, no children
2,201
Total families
Economy & Employment
Healthcare is the dominant industry at 21.6% of local workers (133 employed), followed by Construction at 12.6% (78), Education at 8.8% (54), Hospitality at 7.9% (49) and Retail at 7.3% (45). By occupation, Labourers lead at 155, with Community and Personal Service at 138 and Professionals at 122. The unemployment rate is 8.9%, above the national average, and the participation rate is only 31.4%, because 1,661 residents are not in the labour force, consistent with a predominantly retired population. Real income growth of 16.1% over the decade is a positive signal. The SEIFA IEO decile of 5 (education and occupation) places the suburb at the national median, while the IRSD decile of 6 indicates low to moderate relative disadvantage.
Unemployment
3.8%
Labour Force
12,023
Unemployed
456
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
34.1%
Participation
31.4%
Employed
846
Occupations
Top Industries
University
15.1%
Postgraduate
2.3%
Born Overseas
21.0%
Dwellings
1,567
Transport to Work
Bellara is almost entirely car-dependent: 88.5% of residents drive to work and only 1.9% use public transport, which reflects the island geography and limited transit infrastructure compared to mainland QLD suburbs. Walking and cycling account for 3.8% of commutes. The IRSAD decile of 5 places the suburb at the national median for relative advantage and disadvantage. No schools are recorded within the suburb, so families depend on institutions in neighbouring areas, which is a practical consideration for buyers with children. The vacancy rate of 12.8% means the area has more housing capacity than typical mainland suburbs of similar size. The 12.7% of residents needing daily assistance, above the national average, signals demand for aged care and community services driven by the suburb's 59-year median age.
Drive
88.5%
Public Transport
1.9%
Walk / Cycle
3.8%
Work from Home
N/A
Population Forecast
+2.05%/yr
(+490 people/yr)
EstablishedPopulation grew 34.1% over the decade, materially above the national average for established suburbs. Annual growth runs at 2.05%, adding roughly 490 persons a year, driven primarily by internal migration at a net 486 arrivals annually. Medium forecasts project the broader area population rising from 23,952 in 2025 to 26,169 by 2031. The gentrification score of 57 puts Bellara in an active gentrification stage, with signals including population up 51% since 2011 and migration accelerating from 17% to 29% share. The affordability trend is classified as stable, shifting from 46.6% in 2011 to 44.7% in 2021. The aging trajectory is the counterforce: the suburb is attracting retirees rather than young families, which keeps income levels low despite steady growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+104
Net Internal / yr
+486
Gentrification Signal
Active
Population +51% since 2011, Net internal migration +486/yr, Accelerating: 17% → 29%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bellara compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bellara a good suburb to live in?
Bellara suits retired residents well: 45.8% own their homes outright, the atmosphere is quiet with a low-density 1,547 persons per sq km, and internal migration averages 486 arrivals a year. However, household income is in the 7.2nd percentile nationally, public transport is minimal at 1.9%, and no schools are recorded in the suburb, making it less suited to working families.
What is the median house price in Bellara?
The estimated median house price is $397,000, positioned well below typical QLD coastal market levels. Monthly mortgage repayments average $1,394. Weekly rent is $320, and with 67.5% of stock being separate houses, detached properties are the dominant option for buyers.
What schools are in Bellara?
No schools are recorded within Bellara in this dataset. Families with school-age children rely on institutions in neighbouring Bribie Island suburbs. University qualifications among residents reach 15.1%, which is 15 points below the national average, reflecting the largely retired demographic.
Is Bellara safe?
Detailed crime rate data is not available for Bellara in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSD index of relative disadvantage, which is slightly above the national median, suggesting a low to moderate disadvantage environment. The IRSAD decile of 5 places it at the national average.
Is Bellara good for property investment?
The estimated gross rental yield of around 4.2% based on $320 weekly rent and a $397,000 median is competitive compared to capital city benchmarks. Rent grew 37% over the decade. The 12.8% vacancy rate is a key risk, reflecting the island's mix of permanent and short-stay dwellings. Net internal migration of 486 a year supports ongoing demand, and the development pipeline of just 5 applications in 12 months limits new supply competition.
How is Bellara's population changing?
Bellara grew 34.1% over the decade, with annual growth of 2.05% adding roughly 490 persons a year. Internal migration at a net 486 arrivals annually is the primary driver. The trajectory is aging: the median age is 59, the senior share rose 4.1 points over the decade, and the suburb is classified as active gentrification with population up 51% since 2011.
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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