Belmont South
Sitting at the 27.4th income percentile nationally while carrying a $905,000 median house price, Belmont South faces a notable affordability tension. The suburb's median age of 48 is 8.0 years above the national figure, making it one of the more senior-skewed coastal communities in the Lake Macquarie area. With 80.5% separate houses and a 38.4% renter share, the housing stock is predominantly detached and increasingly tenanted. SEIFA scores place the suburb in decile 2 for IRSAD and IEO, below 80% of Australian suburbs on advantage measures, which shapes the local economy and the profile of residents who stay: 78.3% did not move in the five years to the last census.
Population
1,053
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,239/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$905K
2024-2025 (PSI derived)
The median house price of $905,000 sits well above the income base, with household income in the 27.4th percentile nationally. Mortgage repayments average $1,835 per month, producing a mortgage-to-income ratio of 34.2%, above the 30% stress threshold. Prices eased 1.6% from $915,000 in 2024 to $900,000 in 2025, so buyers face a modest softening market rather than a rising one. The stock is 80.5% separate houses, with semi-detached at 13.0% and apartments at just 3.7%, meaning most buyers are targeting standalone homes. Three-bedroom dwellings dominate at 52.5%, followed by 4-plus bedroom at 18.2%, so the typical purchase is a mid-size family home. Outright owners at 32.9% outnumber mortgage holders at 28.7%, suggesting a stable incumbent base with limited distressed selling.
For Buyers
The median house price of $905,000 sits well above the income base, with household income in the 27.4th percentile nationally. Mortgage repayments average $1,835 per month, producing a mortgage-to-income ratio of 34.2%, above the 30% stress threshold. Prices eased 1.6% from $915,000 in 2024 to $900,000 in 2025, so buyers face a modest softening market rather than a rising one. The stock is 80.5% separate houses, with semi-detached at 13.0% and apartments at just 3.7%, meaning most buyers are targeting standalone homes. Three-bedroom dwellings dominate at 52.5%, followed by 4-plus bedroom at 18.2%, so the typical purchase is a mid-size family home. Outright owners at 32.9% outnumber mortgage holders at 28.7%, suggesting a stable incumbent base with limited distressed selling.
For Investors
A 38.4% renter share gives landlords a broad tenant pool, but the $273 weekly rent is low relative to the $905,000 median, implying a gross yield under 1.6%, below most regional NSW benchmarks. The 6.7% vacancy rate is elevated compared to a healthy 2-3% range, signalling some softness in tenant demand. Development activity is modest with 13 applications in the past 12 months. Migration dynamics are balanced: overseas arrivals add 146 residents per year and internal outflows remove 146, leaving net nil migration. Population grew 10.2% over the decade at a slow 0.5% annual rate. The gentrification score of 50 indicates active upward pressure, while real income growth of 23.0% and improving affordability from 45.8% in 2011 to 43.8% in 2021 suggest gradual structural improvement, though investment returns remain yield-constrained.
Development Activity
Total DAs
64
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+30.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 48 is 8.0 years above national, and the suburb's identity signals lean toward an aging, Anglo-dominant, slowly growing community. English ancestry leads at 448 residents, followed by Scottish (135) and Irish (110), with overseas-born at just 8.3%, which is 13.3 percentage points below the national figure. University qualifications reach 19.9% of residents, some 10.2 points below national, reflecting a trade and services workforce rather than a knowledge-economy one. Average household size of 2.3 is marginally below national by 0.2. Couples without children make up 31.6% of families, consistent with the older age profile. The volunteering rate of 9.1% and need-assistance rate of 7.6% (77 residents) align with a settled, moderately aged community.
Age Distribution
Bedrooms
Dwelling Structure
80.5%
Houses
13.0%
Townhouse
3.7%
Apartment
Tenure
Tenure is spread across outright owners (32.9%), mortgage holders (28.7%) and renters (38.4%), with renters slightly elevated compared to many established coastal suburbs. The stock is firmly detached-house dominated at 80.5%, with only 3.7% apartments, meaning price movements here track detached house demand closely. Three-bedroom homes account for 52.5% of dwellings and 4-plus bedrooms 18.2%, with 2-bedroom homes at 21.7%. The median house price slipped 1.6% from $915,000 in 2024 to $900,000 in 2025. Mortgage repayments at $1,835 per month and a mortgage-to-income ratio of 34.2% exceed the stress threshold despite household incomes sitting at the 27.4th percentile nationally, creating real affordability pressure for recent buyers. Rent-to-income at 22.0% remains below the 30% stress line for tenants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,835
Rent / wk
$273
HH Size
2.3
Personal Income / wk
$643
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.7%
Unoccupied
31
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.2% stressed
Community Profile
Ancestry
Household Composition
31.6%
Couples, no children
836
Total families
Economy & Employment
Healthcare dominates local employment at 24.6% (69 workers), followed by Construction at 14.6% (41) and Education at 11.0% (31), with Public Admin and Other Services each at 6.0%. By occupation, Community and Personal workers lead (81), ahead of Labourers (62), Clerical/Admin (57) and Professionals (56). The unemployment rate of 9.1% is above typical suburban benchmarks, and the participation rate of 51.3% is low, with 382 residents not in the labour force, a pattern consistent with an aging population where retirement reduces active workforce participation. Household incomes sit at the 27.4th percentile nationally. SEIFA decile 2 on both IRSAD and IEO confirms structural disadvantage relative to most Australian suburbs, though real income growth of 23.0% over the decade shows the base is rising.
Unemployment
5.3%
Labour Force
2,826
Unemployed
150
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.3%
Part-time
34.6%
Participation
51.3%
Employed
428
Occupations
Top Industries
University
19.9%
Postgraduate
2.3%
Born Overseas
8.3%
Dwellings
431
Transport to Work
Car dependency is extreme at 92.4% of residents commuting by car, and walking or cycling accounts for just 1.0%, well below national averages. No schools are recorded within the suburb boundary, so families depend on institutions in surrounding Lake Macquarie suburbs. Crime data is not available in the current dataset for Belmont South. The IRSAD decile 2 score places the suburb below 80% of Australian communities on a combined index of advantage and disadvantage, indicating meaningful socioeconomic constraints on local services and amenity. Rent-to-income at 22.0% keeps housing costs manageable for the 38.4% of residents who rent, and the residential turnover rate of 21.7% over five years suggests a moderately stable community where most people choose to stay.
Drive
92.4%
Public Transport
N/A
Walk / Cycle
1.0%
Work from Home
N/A
Population Forecast
+0.5%/yr
(+76 people/yr)
EstablishedBelmont South's population sits within the broader Lake Macquarie SA2, which tracked 14,962 in 2023 rising to 15,227 in 2025, a 10.2% gain over the decade at roughly 0.5% per year. The medium forecast projects the SA2 reaching approximately 15,645 by 2031. Overseas migration contributes 146 arrivals annually, exactly offsetting the internal outflow of 146, so growth depends entirely on natural increase. The shift trajectory is classified as Stable, with a working-age share that grew 0.9 points and a senior share that fell 0.8 points over the decade, a mild demographic improvement. The gentrification score of 50 with an Active stage signals that affordability and income improvements are occurring, even if the suburb has not yet crossed into a higher advantage tier. Affordability improved from 45.8% in 2011 to 43.8% in 2021.
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 South compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Belmont South a good suburb to live in?
Belmont South suits those who prefer a quieter, car-dependent coastal lifestyle. The suburb scores SEIFA IRSAD decile 2, below 80% of Australian areas on advantage measures, and household income sits at the 27.4th percentile nationally. Its strengths are affordable rents at $273 per week, an 80.5% detached housing rate and a stable community where 78.3% of residents did not move in five years.
What is the median house price in Belmont South?
The median house price is $905,000, based on 2024-2025 data. Prices eased 1.6% from $915,000 in 2024 to $900,000 in 2025. Monthly mortgage repayments average $1,835, and the mortgage-to-income ratio of 34.2% exceeds the 30% stress threshold given household incomes in the 27.4th percentile nationally.
What schools are in Belmont South?
No schools are recorded within the Belmont South suburb boundary in this dataset. Families with children typically access schools in surrounding Lake Macquarie suburbs. University qualifications among residents sit at 19.9%, which is 10.2 percentage points below the national average.
Is Belmont South safe?
Detailed crime statistics are not available for Belmont South in the current dataset. As a contextual indicator, the suburb scores SEIFA IRSD decile 3 for relative disadvantage, below most Australian suburbs, and 7.6% of the 1,053 residents (77 people) require daily assistance, which is a moderate level for a community with a median age of 48.
Is Belmont South good for property investment?
The investment case is mixed. Weekly rent of $273 against a $905,000 median implies a gross yield under 1.6%, below most regional benchmarks. The 6.7% vacancy rate is above a healthy range of 2-3%. However, real income growth of 23.0% over the decade and an active gentrification score of 50 suggest gradual structural improvement. Overseas migration of 146 per year supports population stability.
How is Belmont South's population changing?
The broader Lake Macquarie area grew 10.2% over 10 years, reaching 15,227 in 2025, with medium forecasts projecting around 15,645 by 2031. Annual growth runs at 0.5%. Overseas migration adds 146 residents per year, exactly offsetting internal outflows of 146, so net migration is balanced. The suburb's working-age share increased 0.9 points over the decade.
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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