Belmont North
Detached houses make up 88.6% of dwellings here, far above the apartment share of just 1.6%, which sets the tone for a low-density Lake Macquarie pocket of 6,291 residents at 1,732 people per square kilometre. Household income sits in the 61st percentile nationally, and the median house price of $910,000 climbed 13.2% from $835,000 in 2024 to $945,000 in 2025. The profile is owner-led: 43.7% carry a mortgage and 37.4% own outright, leaving renters at only 18.9%, well below the national norm. University qualifications reach 23.5%, which is 6.6 points below the national figure, reflecting a workforce weighted toward healthcare, construction and trades rather than knowledge sectors.
Population
6,291
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,739/wk
DAs (12 months)iDevelopment Applications lodged in the past year
51
Median House
$910K
2024-2025 (PSI derived)
The $910,000 median sits in the mid-range for greater Newcastle, and the trajectory has been steep, rising 13.2% in a single year from $835,000 in 2024 to $945,000 in 2025. Stock strongly favours families: 88.6% are separate houses against just 1.6% apartments, and three-bedroom homes dominate at 49.7% with four-plus bedrooms at 35.9%, so two-bedroom options are scarce at 11.7%. Monthly mortgage repayments average $1,955, producing a mortgage-to-income ratio of 26.0%, comfortably below the 30% stress threshold because incomes here, while only in the 61st percentile, are matched by relatively modest entry prices compared with Sydney. Mortgage holders at 43.7% outnumber outright owners at 37.4%, a sign of active buyer turnover rather than a settled, debt-free base.
For Buyers
The $910,000 median sits in the mid-range for greater Newcastle, and the trajectory has been steep, rising 13.2% in a single year from $835,000 in 2024 to $945,000 in 2025. Stock strongly favours families: 88.6% are separate houses against just 1.6% apartments, and three-bedroom homes dominate at 49.7% with four-plus bedrooms at 35.9%, so two-bedroom options are scarce at 11.7%. Monthly mortgage repayments average $1,955, producing a mortgage-to-income ratio of 26.0%, comfortably below the 30% stress threshold because incomes here, while only in the 61st percentile, are matched by relatively modest entry prices compared with Sydney. Mortgage holders at 43.7% outnumber outright owners at 37.4%, a sign of active buyer turnover rather than a settled, debt-free base.
For Investors
Renters make up only 18.9% of households, a thin tenant pool that reflects the owner-occupier character of the area. Weekly rent averages $380 against the $910,000 median, implying a gross yield near 2.2%, low but stronger than premium Sydney markets. The vacancy rate of 4.2% sits slightly above a balanced market, so tenant demand is steady rather than tight. Rent has grown 44.6% over the measured period, which lifts the income case more than the yield headline suggests. Development is modest at 51 applications in 12 months, mostly single dwelling houses and alterations rather than new multi-unit supply, so stock will not expand quickly. With overseas migration adding about 146 residents a year and internal migration removing a similar number, the investment case leans on capital growth and rent escalation more than rental volume.
Development Activity
Total DAs
288
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
+2.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Belmont North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Belmont Christian College
K-12 · 907 students
Demographics
The median age of 40 matches the national figure exactly, so this is neither an aging nor a youthful suburb on that measure. Overseas-born residents reach just 8.6%, which is 13.0 points below national, marking it as a notably Australian-born area. Ancestry is heavily Anglo-Celtic, led by English (2,838), Scottish (776) and Irish (657), and the only recorded non-English language is Afrikaans with 12 speakers, underlining the low migrant share. Average household size is 2.6, which is 0.1 above national, consistent with the family-oriented housing stock where couples with children (2,042 families) outnumber couples without (1,357). University qualifications at 23.5% run 6.6 points below national, fitting a community built around trades, healthcare and clerical work rather than professional services.
Age Distribution
Bedrooms
Dwelling Structure
88.6%
Houses
9.4%
Townhouse
1.6%
Apartment
Tenure
Tenure tilts toward mortgaged owners: 43.7% carry a mortgage, 37.4% own outright and only 18.9% rent, a structure that signals a market of working families paying down debt rather than landlords or settled retirees. The stock is overwhelmingly detached at 88.6%, with semi-detached at 9.4% and apartments a marginal 1.6%, which keeps the market focused on family houses. Three-bedroom homes lead at 49.7% and four-plus bedrooms at 35.9%, leaving little for downsizers. The median house price rose 13.2% from $835,000 to $945,000 across 2024 and 2025. Mortgage-to-income sits at 26.0% and rent-to-income at 21.9%, both below the 30% stress line, so housing costs remain manageable relative to the 61st-percentile household incomes that support them.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,955
Rent / wk
$380
HH Size
2.6
Personal Income / wk
$748
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.2%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.9%
Couples, no children
5,246
Total families
Economy & Employment
The workforce concentrates in essential services rather than corporate sectors: Healthcare leads at 23.2% (468 workers), Construction follows at 14.1% (285) and Education at 11.7% (235), with Public Admin at 6.8% and Manufacturing at 6.2%. By occupation, Professionals (565) and Clerical/Admin (416) top the list, ahead of Community/Personal (396) and Labourers (303). Unemployment is moderate at 4.6% and the full-time employment rate is 60.8%. The SEIFA picture is mixed: IEO sits at decile 7 for education and occupation, yet IER (economic resources) reads just decile 3, a gap that arises because steady employment in mid-paying service roles supports skills more than accumulated wealth. Overall IRSAD lands at decile 5, squarely mid-range nationally, with real incomes up 23.0% over the decade.
Unemployment
4.2%
Labour Force
8,396
Unemployed
351
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.8%
Part-time
34.6%
Participation
57.4%
Employed
2,805
Occupations
Top Industries
University
23.5%
Postgraduate
5.0%
Born Overseas
8.6%
Dwellings
2,302
Transport to Work
Daily life is built around the car: 92.2% of commuters drive, far above the national share, while public transport carries just 0.7% and walking or cycling 1.0%, a pattern typical of a low-density lakeside suburb at 1,732 residents per square kilometre. No schools are recorded inside the 3.63 square kilometre boundary in this dataset, so families rely on institutions in neighbouring Belmont and surrounding suburbs. On disadvantage, the suburb scores decile 6 on IRSD, above the midpoint, indicating relatively few residents face deprivation, and 8.6% (522 people) need daily assistance. Volunteering runs at 12.8%, and with housing costs below the stress threshold and detached homes dominant, the area suits families prioritising space and quiet over transit access.
Drive
92.2%
Public Transport
0.7%
Walk / Cycle
1.0%
Work from Home
N/A
Population Forecast
+0.5%/yr
(+76 people/yr)
EstablishedBelmont North is a slow, steady mover: annual population growth registers 0.5% and the 10-year change is 10.2%, classifying it as an established suburb rather than a growth front. Overseas migration is the only positive driver, adding about 146 residents a year, while net internal migration removes a similar 146, leaving expansion to depend almost entirely on new arrivals from abroad. The gentrification stage reads not gentrifying, scoring 0, with the lone signal being that net internal outflow of 146 a year. Even so, the shift indicators point upward: rent has grown 44.6%, real incomes 23.0% and affordability improved from 45.8% in 2011 to 43.8% in 2021. The trajectory is best described as stable, with modest forecast growth holding through 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+146
Net Internal / yr
-146
Gentrification Signal
Not gentrifying
Net internal outflow -146/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Belmont North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Belmont North a good suburb to live in?
Belmont North scores decile 6 on IRSD and decile 5 on IRSAD, both at or above the national midpoint, with household income in the 61st percentile. It suits families: 88.6% of dwellings are detached houses and mortgage costs sit at 26.0% of income, below the 30% stress threshold. The main trade-off is car dependence, with 92.2% driving to work.
What is the median house price in Belmont North?
The median house price is $910,000, rising 13.2% from $835,000 in 2024 to $945,000 in 2025. Weekly rent averages $380 and monthly mortgage repayments run about $1,955, giving a mortgage-to-income ratio of 26.0%, which stays below the stress threshold for the area's 61st-percentile household incomes.
What schools are in Belmont North?
No schools are recorded inside the 3.63 square kilometre Belmont North boundary in this dataset, so families rely on schools in neighbouring Belmont and nearby suburbs. The local profile is family-heavy, with three-bedroom homes at 49.7% and an average household size of 2.6, just 0.1 above the national figure.
Is Belmont North safe?
Detailed crime statistics are not available for Belmont North in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSD index of relative disadvantage, above the national midpoint, and 8.6% of its 6,291 residents need daily assistance, both broadly consistent with a settled, lower-disadvantage area.
Is Belmont North good for property investment?
Rent of $380 a week against a $910,000 median gives a gross yield near 2.2%, modest but higher than premium Sydney markets. The renter share is thin at 18.9% and vacancy sits at 4.2%, so demand is steady rather than tight. Rent grew 44.6% over the period, making capital growth and rent escalation the main case.
How is Belmont North's population changing?
Population growth is 0.5% annually with a 10.2% rise over 10 years, an established, slow-growth profile. Overseas migration adds about 146 residents a year while net internal migration removes a similar 146, so expansion depends on new arrivals from abroad. The trajectory is stable, with modest forecast growth through 2031.
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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