Bellevue Hill
Judaism (2,543 adherents) is the second-largest religion after Christianity (3,583), giving Bellevue Hill the highest Jewish population concentration in Australia and shaping its institutional, school and commercial character. Household income sits at the 98.7 percentile ($3,315 weekly), placing it among Australia's top 2% suburbs by earnings, and SEIFA confirms the position with IRSAD decile 10, IEO decile 10 and IRSD decile 10. Despite this wealth, the latest price data shows a dramatic 27.9% drop from $2,860,000 to $2,062,500, though this may reflect compositional change in sales mix rather than genuine market decline, given the small sample size in ultra-premium markets. Apartments account for 61.5% of dwellings, making Bellevue Hill apartment-dominant despite its reputation as a prestige house suburb, because the apartment stock includes large luxury units.
Population
10,590
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$3,315/wk
DAs (12 months)iDevelopment Applications lodged in the past year
245
Median House
$2.6M
2024-2025 (PSI derived)
The recorded median dropped 27.9% from $2,860,000 to $2,062,500, but in ultra-premium markets with low transaction volumes, median movements reflect sales mix rather than genuine price declines. The dwelling mix is 61.5% apartments, 33.9% detached houses and 4.2% semi-detached, meaning most entry points are through the apartment market. Bedroom distribution is relatively even: 33.5% two-bedroom, 30.2% four-plus, 27.8% three-bedroom and 8.4% studio/one-bedroom, reflecting a mix of luxury apartments and large houses. Monthly mortgage of $3,900 at a 27.2% mortgage-to-income ratio stays below the 30% stress line, because the 98.7 percentile household income absorbs the cost. Outright ownership at 36.4% is high but lower than might be expected for this income tier, partly because the 34.2% renter share dilutes the ownership base.
For Buyers
The recorded median dropped 27.9% from $2,860,000 to $2,062,500, but in ultra-premium markets with low transaction volumes, median movements reflect sales mix rather than genuine price declines. The dwelling mix is 61.5% apartments, 33.9% detached houses and 4.2% semi-detached, meaning most entry points are through the apartment market. Bedroom distribution is relatively even: 33.5% two-bedroom, 30.2% four-plus, 27.8% three-bedroom and 8.4% studio/one-bedroom, reflecting a mix of luxury apartments and large houses. Monthly mortgage of $3,900 at a 27.2% mortgage-to-income ratio stays below the 30% stress line, because the 98.7 percentile household income absorbs the cost. Outright ownership at 36.4% is high but lower than might be expected for this income tier, partly because the 34.2% renter share dilutes the ownership base.
For Investors
Renters make up 34.2% of households, well above the national average, supplying a deep tenant pool of professionals and international residents. Median weekly rent of $650 against the recorded $2,600,000 median produces a gross yield around 1.3%, typical of ultra-premium Eastern Suburbs markets. The 10.3% vacancy rate is elevated, likely reflecting luxury apartments held for occasional use or undergoing renovation. Development activity is very high at 224 applications in 12 months, the most in the Eastern Suburbs, dominated by alterations, additions and ancillary structures on existing properties. Population is essentially static, with the trend showing -0.05% annual change (-7 persons per year), meaning investor returns must come from capital appreciation and rental income rather than demand growth. Overseas migration of +339 net per year offsets internal outflow of -247, providing a replacement tenant stream.
Development Activity
Total DAs
1,228
Last 12 Months
245
YoY ChangeiYear-over-year change in DA lodgements
+6.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bellevue Hill iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Cranbrook School
K-12 · 1693 students
The Scots College
K-12 · 2076 students
Bellevue Hill Public School
K-6 · 573 students
Demographics
English ancestry leads at 3,067, but the large unspecified category (2,362) and Chinese (722) create a more diverse profile than nearby Eastern Suburbs suburbs. The 37.8% overseas-born share sits 16.2 percentage points above the national average. University qualifications at 67.2%, 37.1 percentage points above the national baseline, are among the highest in Australia, and Professionals (2,397) and Managers (1,301) account for 73.1% of the workforce. The defining demographic feature is the Jewish community: 2,543 Judaism adherents represent roughly 24% of the population, higher than any other suburb in Australia, alongside Christianity (3,583) and Buddhism (111). Mandarin (161), Cantonese (70), Greek (61), French (53) and Russian (53) lead non-English languages. Median age of 39, one year below national, and 29.3% couples-without-children share point to established professional households.
Age Distribution
Bedrooms
Dwelling Structure
33.9%
Houses
4.2%
Townhouse
61.5%
Apartment
Tenure
The apartment-dominant dwelling mix (61.5%) with detached houses at 33.9% creates a dual market: luxury apartments attract downsizers and international residents, while the house segment serves ultra-high-net-worth families. Tenure splits to 36.4% outright owners, 29.4% mortgage holders and 34.2% renters. Two-bedroom apartments dominate at 33.5%, while four-plus bedroom stock (30.2%) represents the prestige house segment. The recorded price drop of 27.9% from $2,860,000 to $2,062,500 likely reflects compositional change: if more apartments than houses transacted in the latest period, the median would fall without any actual house losing value. The IRSAD decile 10 and IER decile 9 confirm the economic base is strong. Rent-to-income at 19.6% and mortgage-to-income at 27.2% are both well below stress thresholds, reflecting the extremely high earning capacity of residents.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,900
Rent / wk
$650
HH Size
2.5
Personal Income / wk
$1,575
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.3%
Unoccupied
467
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.3%
Couples, no children
8,028
Total families
Economy & Employment
Professional/Technical services lead at 21.7% (967 workers), followed by Healthcare at 15.2% (678), Finance at 12.8% (568), Education at 8.3% (369) and Retail at 5.6% (250). The combined Professional/Finance share of 34.5% is well above the national average and reflects the suburb's proximity to the CBD and its concentration of lawyers, financial advisors and medical specialists. Professionals (2,397) and Managers (1,301) together account for 73.1% of the workforce, one of the highest dual-shares in Australia. Unemployment at 3.5% is below the national rate, and the 59.7% participation rate sits near the median. All four SEIFA indices rank at decile 9 or 10 nationally: IEO 10, IER 9, IRSD 10, IRSAD 10. Real income grew 15.6% over the decade, a strong rate that has kept pace with property prices in the apartment segment.
Unemployment
2.3%
Labour Force
9,366
Unemployed
216
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.2%
Part-time
30.3%
Participation
59.7%
Employed
5,059
Occupations
Top Industries
University
67.2%
Postgraduate
19.7%
Born Overseas
37.8%
Dwellings
4,044
Transport to Work
Three schools serve the area, all well above ICSEA 1,000: Cranbrook School (1,181, Independent, 1,693 students), The Scots College (1,162, Independent, 2,076) and Bellevue Hill Public School (1,156, Government, 573). Cranbrook and Scots College are among Sydney's most prestigious boys' schools, with enrolments drawing from across the Eastern Suburbs. Car dependence at 75.7% is moderate for Sydney, with 10.5% walking/cycling and 6.7% public transport. The combined non-car mode share of 17.2% reflects the suburb's walkable topography and proximity to bus routes. Crime data is not available, but IRSD decile 10 and 2.4% need-for-assistance rate (well below national) indicate very low disadvantage. The 21.8% volunteering rate, above the national average, is consistent with the affluent, community-oriented demographic.
Drive
75.7%
Public Transport
6.7%
Walk / Cycle
10.5%
Work from Home
N/A
Population Forecast
-0.05%/yr
(-7 people/yr)
EstablishedPopulation is essentially stable at -0.05% per year (-7 persons), placing Bellevue Hill among Sydney's most static suburbs. It dipped 5.1% during COVID and has recovered 3.5%, with the current population of 15,029 still below the pre-pandemic level of 15,298. Internal migration is negative at -247 per year, offset by overseas inflow of +339, confirming a revolving-door dynamic where domestic residents leave and are replaced by international arrivals. The aging trajectory shows the senior share rising 5.2 percentage points over the decade while the working-age share dropped 3.7 points. Gentrification score of 20 (early signs) is misleading for a suburb already at IRSAD decile 10, as there is limited room for further upward filtering. Affordability improved from 48.2% to 41.4% mortgage-to-income between 2011 and 2021, reflecting income growth outpacing costs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+339
Net Internal / yr
-247
Gentrification Signal
Early signs
Net internal outflow -247/yr, Strong overseas inflow +339/yr, COVID recovered (-5% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bellevue Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bellevue Hill a good suburb to live in?
Bellevue Hill ranks IRSAD decile 10 nationally with household income at the 98.7 percentile. Schools include Cranbrook (ICSEA 1,181) and The Scots College (1,162). Mortgage stress at 27.2% stays below the threshold. The 2,543-strong Jewish community anchors cultural institutions. Trade-offs: 10.3% vacancy, 61.5% apartment stock, and limited price transparency in low-volume premium markets.
What is the median house price in Bellevue Hill?
The recorded median is $2,600,000 (PSI derived), but data shows a 27.9% drop from $2,860,000 to $2,062,500 over the year. In ultra-premium markets with low volumes, this likely reflects sales mix compositional change rather than genuine decline. Monthly mortgage is $3,900 at 27.2% mortgage-to-income. Median rent is $650/week with 10.3% vacancy.
What schools are in Bellevue Hill?
Three schools, all above ICSEA 1,000: Cranbrook School (1,181, Independent, 1,693 students), The Scots College (1,162, Independent, 2,076) and Bellevue Hill Public School (1,156, Government, 573). Cranbrook and Scots College are among Sydney's most prestigious boys' schools. The IEO decile 10 reflects the 67.2% university rate, 37.1 percentage points above national.
Is Bellevue Hill safe?
Crime data is not available. IRSD decile 10 (lowest disadvantage nationally) and 2.4% need-for-assistance rate are Australia's strongest safety proxies. Unemployment at 3.5% is below average. The 21.8% volunteering rate is above national. These indicators consistently rank Bellevue Hill among Sydney's lowest-risk suburbs.
Is Bellevue Hill good for property investment?
The 34.2% renter share provides a deep tenant pool, but gross yield around 1.3% ($650 rent on $2,600,000) is among Australia's lowest. Vacancy at 10.3% is elevated, likely luxury stock. Development activity is very high at 224 DAs in 12 months, all renovation-focused. The case rests on wealth preservation: IRSAD decile 10, overseas inflow of +339 net/year, and zero population growth mean supply is fixed.
How is Bellevue Hill's population changing?
Population is static at -0.05% per year (-7 persons). Post-COVID recovery reached only 3.5% of the 5.1% dip, with population still below pre-pandemic 15,298. Internal outflow of -247/year is replaced by overseas inflow of +339/year. The senior share grew 5.2 points over the decade. Medium projection: 14,969 by 2031, a slight decline from current 15,029.
What languages are spoken in Bellevue Hill?
Mandarin (161 speakers) leads non-English languages, followed by Cantonese (70), Greek (61), French (53) and Russian (53). The 37.8% overseas-born share is 16.2 points above national. The linguistic profile is diverse but small-scale, reflecting a suburb where many overseas-born residents come from English-speaking backgrounds. Judaism at 2,543 adherents is a distinctive cultural marker.
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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