Belmont
Belmont's standout feature is its older ownership profile: the median age is 48, or 8 years above the national comparison, while 41.1% of homes are owned outright. The suburb has 7,289 residents across 10.55 sq km, with density of 690.7 people per sq km. Compared with nearby Warners Bay and Valentine, Belmont reads as more detached-home and older-resident oriented, with 70.0% separate houses and 31.1% renters. That mix supports established local services, although a household-income percentile of 29.3 points to tighter budgets than the middle of the market.
Population
7,289
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,280/wk
DAs (12 months)iDevelopment Applications lodged in the past year
87
Belmont suits buyers who prioritise established detached housing and practical room for households. Separate houses account for 70.0% of dwellings, compared with 14.8% apartments and 12.8% semi-detached homes. The bedroom mix is broad, with 33.9% of dwellings having 3 bedrooms and 28.5% having 4 or more. A $2,058 monthly mortgage and mortgage-to-income ratio of 37.1% call for careful borrowing limits, despite 41.1% outright ownership. Compared with a renter-focused search, Belmont provides more conventional family-house stock. Buyers should check recent settled sales before setting a purchase budget, while the $340 weekly rent is an affordability reference rather than a sale valuation.
For Buyers
Belmont suits buyers who prioritise established detached housing and practical room for households. Separate houses account for 70.0% of dwellings, compared with 14.8% apartments and 12.8% semi-detached homes. The bedroom mix is broad, with 33.9% of dwellings having 3 bedrooms and 28.5% having 4 or more. A $2,058 monthly mortgage and mortgage-to-income ratio of 37.1% call for careful borrowing limits, despite 41.1% outright ownership. Compared with a renter-focused search, Belmont provides more conventional family-house stock. Buyers should check recent settled sales before setting a purchase budget, while the $340 weekly rent is an affordability reference rather than a sale valuation.
For Investors
Belmont has a meaningful rental base, with 31.1% of households renting and a median weekly rent of $340. The 6.5% vacancy rate indicates more leasing choice than a tightly held rental market, so property condition, street position and tenant appeal matter. Development activity is also high at 87 applications in 12 months, suggesting ongoing renovation and alteration activity rather than a purely static housing market. Compared with a short-term speculative strategy, the suburb is better suited to investors seeking established demand, with 1.34% annual growth and overseas migration identified as the primary driver. Rent growth of 16.7% adds support, but returns should be tested against the 37.1% mortgage-to-income pressure seen among owners.
Development Activity
Total DAs
395
Last 12 Months
87
YoY ChangeiYear-over-year change in DA lodgements
+20.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Belmont
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Belmont has an older resident base, with a median age of 48, which is 8 years above the national comparison. University attainment is 25.0%, or 5.1 percentage points below the national measure, while the overseas-born share is 10.8%, 10.8 points below the national comparison. English ancestry is recorded for 3,293 people, followed by Scottish ancestry at 900 and Irish ancestry at 823. Christianity accounts for 3,800 people and no religion for 2,848. The average household size is 2.2, or 0.3 below the national comparison, because couples without children represent 46.1% of families. Residential stability is relatively high, with 78.6% remaining at the same address and 21.4% turning over.
Age Distribution
Bedrooms
Dwelling Structure
70.0%
Houses
12.8%
Townhouse
14.8%
Apartment
Tenure
Belmont is a detached-home market, with 70.0% separate houses compared with 14.8% apartments and 12.8% semi-detached dwellings. That structure is more conventional than an apartment-led precinct and aligns with the suburb's older, established resident base. Tenure is split between 41.1% owned outright, 26.3% mortgaged and 31.1% rented, while 1.5% sits in other tenure categories. The bedroom mix includes 10.5% with 0 to 1 bedrooms, 27.1% with 2, 33.9% with 3 and 28.5% with 4 or more. A $340 weekly median rent is below the cost implied by a $2,058 monthly mortgage only in different payment terms, so buyers should compare total ownership costs carefully. The 37.1% mortgage-to-income ratio is higher than a low-debt position.
Mortgage / mo
$2,058
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $340.
$650
Bond data Jun 2026 · houses $700 · units $500
HH Size
2.2
Personal Income / wk
$697
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
214
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
37.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
32.9%
Couples with children
46.1%
Couples, no children
19.4%
Single parent
2,031
Total families
Economy & Employment
Healthcare is Belmont's largest recorded industry at 22.8%, or 461 workers, followed by construction at 13.9% and 282 workers, education at 11.3% and 228, retail at 7.0% and 142, and professional and technical services at 6.6% and 134. The occupation mix is led by professionals at 610, trades at 488 and community or personal service roles at 406. Unemployment is 5.4% among a labour force of 3,247, while participation is 52.1% and the full-time rate is 56.3%. Household income sits at the 29.3 percentile, below the middle of the market. SEIFA results are mixed: IEO is decile 4, IER decile 6, and both IRSD and IRSAD are decile 5. The higher IER result compared with IEO suggests economic resources are stronger than education and occupation indicators alone imply.
Unemployment
5.4%
Labour Force
3,247
Unemployed
175
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.3%
Part-time
35.3%
Participation
52.1%
Employed
3,072
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
25.0%
Postgraduate
5.6%
Born Overseas
10.8%
Dwellings
3,090
Transport to Work
Daily life in Belmont is strongly car-oriented: 67.0% travel as car drivers, compared with 1.3% using public transport and 3.7% walking or cycling. A further 23.3% work from home, which can reduce commuting needs but increases the importance of home layout and local services. Three nearby government schools cover both primary and secondary years, comprising 2 primary schools and 1 secondary school. Compared with a transit-led suburb, Belmont is more practical for households with cars and less suited to residents relying on frequent public transport. The suburb has 7,289 residents across 10.55 sq km, and its IRSAD decile of 5 places it near the middle of the socioeconomic range. Volunteering is recorded at 13.3%, adding a local participation channel.
Drive
67.0%
Public Transport
1.3%
Walk / Cycle
3.7%
Work from Home
23.3%
Population Forecast
+1.34%/yr
(+225 people/yr)
EstablishedBelmont's growth outlook is steady rather than explosive, with a forecast annual trend of 1.34%. Overseas migration is the primary growth driver, while the wider area's population change runs at 13.5% over 10 years. The trajectory is Aging: the senior share has increased by 3.1 percentage points and the young share has declined by 1.1 points. Gentrification is rated Early signs with a score of 31, indicating some emerging change without a completed transformation. Rent growth of 16.7% adds pressure for tenants and support for landlords, while the affordability measure moved from 42.6 in 2011 to 39.8 in 2021. Compared with a younger growth corridor, Belmont's demand is more likely to be shaped by established households, overseas migration and gradual housing renewal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+377
Net Internal / yr
-94
Gentrification Signal
Early signs
Population +19% since 2011, Strong overseas inflow +377/yr, Accelerating: 6% → 13%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Belmont compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Belmont a good suburb to live in?
Belmont can suit residents who prefer established detached housing, with 70.0% separate houses and a median age of 48. Three nearby government schools cover primary and secondary years. Compared with a transit-led suburb, daily life is more car dependent, with 67.0% driving and only 1.3% using public transport.
What is the median house price in Belmont?
A current median house price should be checked against recent settled sales and local agent evidence before making an offer. Belmont has 70.0% separate houses and a median weekly rent of $340, but rent is not a substitute for a purchase valuation. The 37.1% mortgage-to-income ratio also makes borrowing capacity important.
What schools are in Belmont?
Belmont has 3 nearby government schools covering primary and secondary education: Belmont Public School, Floraville Public School and Belmont High School. The mix includes 2 primary schools and 1 secondary school. Families should confirm enrolment zones against the exact address because catchments can cross local boundaries.
Is Belmont safe?
Check the latest NSW Police incident information for the specific street before deciding, rather than relying only on a suburb label. Belmont covers 10.55 sq km and has 7,289 residents, so conditions can vary between local pockets. Review recent incidents, lighting, traffic and evening activity around the intended property.
Is Belmont good for property investment?
Belmont may suit a long-term investment strategy, with 31.1% renters, $340 weekly median rent and 6.5% vacancy. Development activity reached 87 applications in 12 months, while forecast annual growth is 1.34%. Compared with a high-growth speculative market, investors should focus more on tenant appeal, maintenance and realistic financing.
How is Belmont's population changing?
Belmont has 7,289 residents today, while population change across the wider area is 13.5% over 10 years. Forecast annual growth is 1.34% and overseas migration is the primary driver. The trajectory is Aging, with the senior share up 3.1 percentage points and the young share down 1.1 points.
What development is occurring in Belmont?
Belmont recorded 87 development applications in the past 12 months. Recent examples include dwelling-house alterations, additions, internal works and an access ramp. Compared with a suburb focused only on new estates, this points to substantial renewal of existing properties, although the available examples do not establish a specific number of new dwellings.
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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