Bellingen
At a median age of 44, Bellingen runs 4 years above the national figure, and that age gap shapes almost everything else about the suburb. The 3,923-person community sits in the 28.6th income percentile nationally, yet 40% of households own their home outright, meaning debt-free ownership is far more common here than in higher-income suburbs. A 34.4% university qualification rate, which is 4.3 points above national, coexists with a participation rate of only 52.7%, because a large share of residents are past working age. The median house price reached $835,000 in 2025, up 6.4% from $785,000 the prior year, a notable lift for a slow-growth regional town.
Population
3,923
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,268/wk
DAs (12 months)iDevelopment Applications lodged in the past year
52
Median House
$815K
2024-2025 (PSI derived)
The median house price of $835,000 in 2025 rose 6.4% from $785,000 in 2024, with no sign of a peak-to-current decline. Separate houses dominate at 93.3% of dwellings, so buyers face an overwhelmingly detached-house market with apartments at just 0.7%. Three-bedroom homes are the most common at 46.4%, while 4-plus bedroom homes represent 32.2%, suggesting generous lot sizes relative to typical regional towns. Monthly mortgage repayments average $1,477, producing a mortgage-to-income ratio of 26.9%, below the 30% stress threshold and more manageable than many coastal NSW markets at comparable price points. Outright owners at 40% outnumber mortgage holders at 33.4%, a pattern typical of established regional towns where long-term residents have paid off debt.
For Buyers
The median house price of $835,000 in 2025 rose 6.4% from $785,000 in 2024, with no sign of a peak-to-current decline. Separate houses dominate at 93.3% of dwellings, so buyers face an overwhelmingly detached-house market with apartments at just 0.7%. Three-bedroom homes are the most common at 46.4%, while 4-plus bedroom homes represent 32.2%, suggesting generous lot sizes relative to typical regional towns. Monthly mortgage repayments average $1,477, producing a mortgage-to-income ratio of 26.9%, below the 30% stress threshold and more manageable than many coastal NSW markets at comparable price points. Outright owners at 40% outnumber mortgage holders at 33.4%, a pattern typical of established regional towns where long-term residents have paid off debt.
For Investors
Weekly rent of $390 against an $835,000 median implies a gross yield around 2.4%, below what most investors target. A 6.4% vacancy rate is above the typical 3% benchmark, signalling that rental demand does not consistently absorb the available stock. The 26.6% renter share is below the national average, which limits the tenant pool size. On the demand side, net overseas migration adds 28 residents annually while net internal migration removes 15, a near-balanced position with modest upward pressure. Development activity reached 46 applications in the past 12 months, above average for a town of this size, indicating that owners are investing in improvements rather than new supply. The 6.4% price growth in a single year exceeds inflation, supporting a capital-growth rather than yield-driven case.
Development Activity
Total DAs
272
Last 12 Months
52
YoY ChangeiYear-over-year change in DA lodgements
-24.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bellingen iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary's Primary School
K-6 · 123 students
Bellingen High School
7-12 · 584 students
Bellingen Public School
K-6 · 219 students
Demographics
The median age of 44 sits 4 years above the national figure, and the aging trajectory is confirmed by a 6.9-point rise in the senior share over the decade, against a 3.3-point decline in the working-age share. University qualifications at 34.4% run 4.3 points above national, an unusually high rate for a regional town, which reflects a strong Professionals occupation group of 484 workers. Overseas-born residents at 16.7% are 4.9 points below national, consistent with the Anglo-Celtic ancestry profile led by English (1,728), Irish (595) and Scottish (524). Average household size is 2.4, marginally below national, and couples-without-children at 25.7% of families reflect the older age structure. Volunteering runs at 24.9%, notably high, pointing to a community with spare time and civic engagement.
Age Distribution
Bedrooms
Dwelling Structure
93.3%
Houses
5.5%
Townhouse
0.7%
Apartment
Tenure
Tenure divides into 40.0% owning outright, 33.4% with a mortgage and 26.6% renting, making Bellingen one of the more outright-ownership-dominant towns in NSW compared to the state average. The stock is 93.3% separate houses, nearly all detached, with semi-detached at 5.5% and apartments at a negligible 0.7%. Three-bedroom dwellings lead at 46.4%, followed by 4-plus bedroom at 32.2%, indicating larger-than-average home sizes. The median house price moved from $785,000 in 2024 to $835,000 in 2025, a 6.4% one-year gain. Rent stress is present, with rent-to-income at 30.8%, above the 30% threshold, meaning renters face genuine affordability pressure even though buyers' mortgage-to-income at 26.9% is below the stress line.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,477
Rent / wk
$390
HH Size
2.4
Personal Income / wk
$651
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.4%
Unoccupied
101
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.8% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.7%
Couples, no children
2,860
Total families
Economy & Employment
Healthcare dominates the local employment base at 27.2% of workers (317 people), more than 1 in 4 jobs, which is typical of a regional town with an older population generating sustained demand for health services. Education follows at 15.7% (183 workers), then Professional/Tech at 8.0%, Construction at 7.9% and Retail at 7.1%. By occupation, Professionals lead at 484 workers, followed by Community/Personal service at 245 and Managers at 183. The unemployment rate is 6.5%, above the national benchmark, and the participation rate of 52.7% is low, both explained largely by the high proportion of older residents outside the labour force, given 1,130 people are not in the labour force. Household income sits in the 28.6th percentile nationally, reflecting the part-time and service-sector tilt of the local economy, with 824 part-time workers against 702 full-time.
Unemployment
5.1%
Labour Force
2,900
Unemployed
147
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
46.0%
Part-time
47.5%
Participation
52.7%
Employed
1,526
Occupations
Top Industries
University
34.4%
Postgraduate
8.1%
Born Overseas
16.7%
Dwellings
1,467
Transport to Work
Car reliance is high at 82.2% of commuters, typical of a regional town with limited public transport, but walking and cycling account for 11.8%, above what most similar-sized towns record. No schools are recorded inside the suburb boundary in this dataset, so families depend on institutions in surrounding areas. The IRSAD decile of 5 places Bellingen at the national midpoint for advantage and disadvantage, meaning it is neither particularly deprived nor particularly affluent by national standards. The IEO decile of 7 tells a different story for education and occupation, ranking above 60% of Australian suburbs nationally. Rent stress affects renters at a 30.8% rent-to-income ratio, and 6.5% of the population (234 people) require daily assistance, above the national average, consistent with the older age profile. Household composition shows 25.7% couples without children and 1,135 families with children.
Drive
82.2%
Public Transport
N/A
Walk / Cycle
11.8%
Work from Home
N/A
Population Forecast
+0.39%/yr
(+24 people/yr)
EstablishedPopulation growth runs at 0.39% annually, adding roughly 24 people per year, slower than the national average. The 10-year population change of 8.2% is modest, and the medium forecast lifts the SA2 population from 6,200 in 2025 to 6,363 by 2031, a gain of 163 people over 6 years. Migration is near-balanced: overseas migration adds 28 residents a year on average while internal migration removes 15, producing thin net positive momentum. The gentrification score of 39 signals early signs of change, with real income growth of 19.8% over the decade and rent growth of 40.7% outpacing income, which compresses affordability. Affordability actually improved from 59.9% in 2011 to 57.2% in 2021, suggesting that income gains have partially offset rising prices. The aging trajectory, confirmed by the identity signal, means growth will depend on in-migration rather than natural increase.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+28
Net Internal / yr
-15
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bellingen compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bellingen a good suburb to live in?
Bellingen ranks at decile 7 on the IEO index, above 60% of Australian suburbs nationally for education and occupation. Car access is essential as 82.2% of commuters drive, but 11.8% walk or cycle. The main practical trade-off is limited public transport and no recorded schools inside the suburb boundary, with rental stress at 30.8% rent-to-income for tenants.
What is the median house price in Bellingen?
The median house price reached $835,000 in 2025, up 6.4% from $785,000 in 2024. Weekly rent averages $390 and monthly mortgage repayments run about $1,477, giving a mortgage-to-income ratio of 26.9%, below the 30% stress threshold.
What schools are in Bellingen?
No schools are recorded inside the Bellingen suburb boundary in this dataset. Families rely on schools in neighbouring areas. The local university qualification rate is 34.4%, which is 4.3 points above the national average, reflecting a well-educated resident base despite the absence of on-suburb schooling.
Is Bellingen safe?
Detailed crime rate statistics are not available for Bellingen in this dataset. As indirect indicators, the suburb sits at IRSAD decile 5, the national midpoint, and the volunteering rate is 24.9%, well above typical levels, which is consistent with a community that has strong social ties and civic engagement.
Is Bellingen good for property investment?
Weekly rent of $390 against an $835,000 median implies a gross yield around 2.4%, below most investor benchmarks. The 6.4% vacancy rate is above the 3% threshold, signalling patchy rental demand. However, prices grew 6.4% in a single year and net migration is near-balanced, making a capital-growth case more credible than a yield-driven one.
How is Bellingen's population changing?
Population grows at 0.39% annually, adding about 24 people per year, slower than national growth. The 10-year change was 8.2%. Medium forecasts project the SA2 population rising from 6,200 in 2025 to 6,363 by 2031. Overseas migration adds 28 residents annually on average, while internal migration removes 15, leaving a small net positive.
How much development is happening in Bellingen?
There were 46 development applications lodged in the past 12 months, including secondary dwellings, house alterations and sheds. This level of activity is notable for a town of 3,923 residents. Recent applications include secondary dwellings and change-of-use permits, suggesting gradual densification rather than greenfield expansion.
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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