Belmore
High density and a migrant-majority population define Belmore: 13,781 residents live across 2.73 sq km, producing 5,046.1 people per sq km. Overseas-born residents account for 52.3%, or 30.7 percentage points above the national comparison, while the median age of 38 is 2 years below it. Apartments represent 46.2% of dwellings and renting 44.0%, creating a more compact, tenant-oriented market than the detached-house options found around nearby Lakemba and Campsie. Healthcare is the largest local industry at 17.2%, followed by education at 10.3%, while 41.3% work from home. Belmore therefore suits buyers and renters who value services, cultural networks and smaller dwellings over large blocks.
Population
13,781
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,456/wk
DAs (12 months)iDevelopment Applications lodged in the past year
55
Belmore suits buyers who prioritise a compact setting and dwelling choice over a large backyard. Apartments make up 46.2% of homes, slightly above separate houses at 43.9%, while 43.3% of dwellings have 2 bedrooms and 31.1% have 3 bedrooms. The monthly mortgage figure is $2,156, with mortgage costs reaching 34.2% of household income, compared with rent costs at 26.1%. That pressure matters because only 27.1% own outright and 27.0% hold a mortgage, while 44.0% rent. Compared with a detached-house search in nearby Campsie or Lakemba, apartment buyers can find more compact stock, but should check strata fees, parking, noise and renovation rules before committing.
For Buyers
Belmore suits buyers who prioritise a compact setting and dwelling choice over a large backyard. Apartments make up 46.2% of homes, slightly above separate houses at 43.9%, while 43.3% of dwellings have 2 bedrooms and 31.1% have 3 bedrooms. The monthly mortgage figure is $2,156, with mortgage costs reaching 34.2% of household income, compared with rent costs at 26.1%. That pressure matters because only 27.1% own outright and 27.0% hold a mortgage, while 44.0% rent. Compared with a detached-house search in nearby Campsie or Lakemba, apartment buyers can find more compact stock, but should check strata fees, parking, noise and renovation rules before committing.
For Investors
Belmore presents a tenant-oriented investment profile because 44.0% of households rent, compared with 27.1% that own outright. Weekly rent is $380 and the vacancy rate is 8.8%, giving renters more choice and making presentation, parking and property condition important to leasing outcomes. Development activity reached 56 applications over 12 months, including a 2-dwelling attached dual occupancy example, which may add competition in some pockets. Overseas migration is the primary growth driver, supporting ongoing rental demand, but investors should compare achievable rent against strata, insurance, maintenance and financing costs. Versus lower-density owner markets, Belmore's apartment mix can improve entry flexibility while increasing exposure to building-specific risks.
Development Activity
Total DAs
423
Last 12 Months
55
YoY ChangeiYear-over-year change in DA lodgements
-37.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Belmore
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Belmore has a median age of 38, which is 2 years below the national comparison, and 52.3% of residents were born overseas, 30.7 percentage points above the national figure. University participation is 37.3%, or 7.2 percentage points above the national comparison, while average household size is 2.6, just 0.1 above the national level. Greek ancestry counts 1,979 residents, Lebanese ancestry 1,559 and Chinese ancestry 1,440; Arabic and Greek are spoken by 831 and 820 people respectively. Christianity counts 7,036 adherents, Islam 1,833 and no religion 2,276. With 77.8% staying at the same address and turnover at 22.2%, established cultural networks help explain Belmore's social continuity compared with faster-changing pockets of the district.
Age Distribution
Bedrooms
Dwelling Structure
43.9%
Houses
9.5%
Townhouse
46.2%
Apartment
Tenure
Belmore's housing is unusually compact, with apartments at 46.2% versus separate houses at 43.9% and semi-detached dwellings at 9.5%. Two-bedroom homes account for 43.3%, 3-bedroom homes 31.1% and 4-bedroom homes 18.6%, so the stock is better suited to singles, couples and smaller families than to households seeking large floorplans. Renting is 44.0%, above the 27.1% outright-owner share and the 27.0% mortgage-owner share. The vacancy rate is 8.8%, while mortgage costs equal 34.2% of household income, higher than the 26.1% rent-to-income figure. Compared with a traditional detached-house market, Belmore provides more apartment choice but requires closer checks on strata obligations, storage and parking.
Mortgage / mo
$2,156
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $380.
$600
Bond data Jun 2026 · houses $850 · units $580
HH Size
2.6
Personal Income / wk
$640
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.8%
Unoccupied
460
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.2% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
45.2%
Couples with children
30.6%
Couples, no children
21.4%
Single parent
3,433
Total families
Economy & Employment
Healthcare leads Belmore's employment base with 591 workers, or 17.2%, followed by education at 354 workers and 10.3%, professional and technical services at 333 and 9.7%, retail at 289 and 8.4%, and construction at 276 and 8.0%. The largest occupation groups are professionals at 1,133, clerical and administrative workers at 776, and community and personal service workers at 643. Participation is 48.1%, unemployment is 7.3% and the full-time rate is 49.2%, helping explain why household income sits at the 44.3 percentile. SEIFA results are uneven: education and occupation rank in decile 6, economic resources in decile 3, relative disadvantage in decile 2 and overall advantage and disadvantage in decile 5. Compared with higher-resource suburbs, this points to useful skills and service employment alongside tighter household finances.
Unemployment
7.3%
Labour Force
5,562
Unemployed
407
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.2%
Part-time
29.8%
Participation
48.1%
Employed
5,155
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
37.3%
Postgraduate
9.3%
Born Overseas
52.3%
Dwellings
4,749
Transport to Work
Belmore's compact 2.73 sq km footprint supports short local trips, although transport patterns remain mixed: 45.8% travelled as car drivers, 6.5% used public transport and 41.3% worked from home. Three nearby government schools serve local families, comprising 2 primary schools and 1 secondary school. Check enrolment zones against the exact address because catchments can cross suburb boundaries. Social conditions are also mixed, with an IRSAD decile of 5 and an IRSD decile of 2, so household experience can vary by pocket and tenure. Compared with outer suburbs that rely more heavily on cars, Belmore's density can make services and schools more convenient, but parking, traffic and apartment noise deserve attention. Review current NSW Police information, lighting and street activity at different times before choosing a home.
Drive
45.8%
Public Transport
6.5%
Walk / Cycle
3.0%
Work from Home
41.3%
Population Forecast
+0.55%/yr
(+116 people/yr)
EstablishedBelmore's growth outlook is steady rather than rapid, with an annual trend of 0.55% and 9.2% population change across the wider area over 10 years. Overseas migration is the primary driver, which fits the suburb's 52.3% overseas-born share and established language networks. The shift trajectory is labelled Declining young: the young share fell 2.7% while the senior share rose 2.6%, suggesting gradual ageing rather than a youth-led expansion. Rents have grown 31.7%, which can lift investor interest but also increase pressure on tenants. Gentrification signals are mixed, with a score of 10 labelled Not gentrifying, while the shift profile records 41 and Early signs. Compared with faster-growing outer areas, Belmore is more likely to change through incremental infill and tenure turnover.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+316
Net Internal / yr
-236
Gentrification Signal
Not gentrifying
Net internal outflow -236/yr, Strong overseas inflow +316/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Belmore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Belmore a good suburb to live in?
Belmore may suit residents who prefer a compact, culturally connected setting, with 46.2% apartments and 52.3% of residents born overseas. The median age is 38 and 41.3% work from home, but buyers and renters should weigh parking, strata rules, traffic and school catchments.
What is the median house price in Belmore?
Check recent settled sales for the current median and compare houses with apartments before relying on one figure. Belmore has 43.9% separate houses and 46.2% apartments, so dwelling type, land size and strata costs can materially change the price comparison.
What schools are in Belmore?
Belmore has 3 government schools: Belmore Boys High School at secondary level, plus Belmore North Public School and Belmore South Public School at primary level. Confirm the relevant catchment for the exact address before signing a lease or purchase contract.
Is Belmore safe?
Belmore has 13,781 residents within 2.73 sq km, so conditions can vary by street and time of day. Review current NSW Police information, lighting, traffic and local activity before choosing a home, rather than relying on a suburb-wide impression.
Is Belmore good for property investment?
Belmore can suit investors seeking a renter-oriented market: 44.0% of households rent, weekly rent is $380 and vacancy is 8.8%. Compare achievable rent, strata, insurance and the 56 development applications lodged in 12 months before buying.
How is Belmore's population changing?
Belmore's current population is 13,781. Population change across the wider area is 9.2% over 10 years, with annual growth tracking at 0.55% and overseas migration the primary driver. The trajectory is Declining young, as the young share fell 2.7% and senior share rose 2.6%.
What languages are spoken in Belmore?
Arabic and Greek are the most commonly recorded languages, with 831 and 820 speakers respectively. Mandarin accounts for 329 people, Cantonese for 210 and Korean for 187, reflecting Belmore's 52.3% overseas-born population.
What development is happening in Belmore?
Belmore recorded 56 development applications over 12 months, including alterations, co-living proposals and a 2-dwelling attached dual occupancy example. Check approval status, construction timing, parking impacts and nearby applications before purchasing.
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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