Belrose
At a median house price of $2.117 million (rising to $2.2 million in 2025), Belrose sits firmly in Sydney's premium northern beaches tier, yet nearly half of residents (45.6%) own their homes outright, suggesting accumulated generational wealth rather than leveraged buying. The median age of 46 is 6 years above the national figure, and the SEIFA IRSAD decile of 10 confirms top-tier socioeconomic advantage. What stands out is the 7.9% needing-assistance rate, higher than expected for an affluent area, likely linked to the ageing population where the senior share has grown 2.4 percentage points over the decade.
Population
8,726
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$2,598/wk
DAs (12 months)iDevelopment Applications lodged in the past year
77
Median House
$2.1M
2024-2025 (PSI derived)
With a median of $2.117 million (2024 data) rising to $2.2 million in 2025 (4.8% annual growth), Belrose demands significant purchasing power. Monthly mortgage repayments of $3,441 consume 30.6% of household income, just crossing the stress threshold. This is despite the 93rd percentile household income ($2,598/week). The housing stock is 79.5% detached houses, and 60.1% have 4+ bedrooms, suiting established families. Turnover is low at 17.8%, meaning listings are infrequent compared to higher-turnover Sydney suburbs. Buyers here typically compete for scarce stock in a market where sellers hold more leverage.
For Buyers
With a median of $2.117 million (2024 data) rising to $2.2 million in 2025 (4.8% annual growth), Belrose demands significant purchasing power. Monthly mortgage repayments of $3,441 consume 30.6% of household income, just crossing the stress threshold. This is despite the 93rd percentile household income ($2,598/week). The housing stock is 79.5% detached houses, and 60.1% have 4+ bedrooms, suiting established families. Turnover is low at 17.8%, meaning listings are infrequent compared to higher-turnover Sydney suburbs. Buyers here typically compete for scarce stock in a market where sellers hold more leverage.
For Investors
Belrose's investor profile is constrained: only 12.1% of residents rent, median rent is $890/week, and the vacancy rate of 5.5% is above the Sydney metro average. The combination of very high entry prices ($2.2 million) and a small rental pool makes yield arithmetic difficult compared to western Sydney alternatives. However, 71 development applications in 12 months signal active renovation and rebuild activity, including new dwelling erections and complying development certificates. The low population growth rate (0.14%/year, just 12 persons) means capital gains depend more on scarcity and land value appreciation than demographic demand pressure.
Development Activity
Total DAs
422
Last 12 Months
77
YoY ChangeiYear-over-year change in DA lodgements
+20.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Belrose iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
John Colet School
K-6 · 275 students
Covenant Christian School
K-12 · 884 students
Wakehurst Public School
K-6 · 407 students
Belrose Public School
K-6 · 186 students
Kamaroi Rudolf Steiner School
K-6 · 180 students
Demographics
Belrose leans older (median age 46, 6 years above the national average) and more established. English ancestry dominates (3,489), followed by Irish (989) and Scottish (840). The overseas-born share is 29.0%, close to the national average. Mandarin (105 speakers) and Cantonese (55) are the leading non-English languages, but volumes are small, reflecting a predominantly Anglo-Celtic community. University qualifications at 44.3% sit 14.2 points above the national average. The household size of 2.9 is slightly above the national median, consistent with the family-oriented housing stock where 60.1% of homes have 4+ bedrooms.
Age Distribution
Bedrooms
Dwelling Structure
79.5%
Houses
9.5%
Townhouse
11.0%
Apartment
Tenure
Detached houses make up 79.5% of the stock, with apartments at 11.0% and semi-detached at 9.5%. The 4+ bedroom share (60.1%) reflects the estate-style lots typical of the northern beaches bush fringe. Ownership patterns are striking: 45.6% own outright (compared to 25-30% nationally), while 42.3% hold mortgages. Only 12.1% rent. Prices grew from $2.1 million (2024) to $2.2 million (2025), a 4.8% CAGR. Both mortgage stress (30.6%) and rent stress (34.3%) exceed the 30% threshold, meaning even in this affluent area, housing costs consume a meaningful share of income compared to more affordable suburbs.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,441
Rent / wk
$890
HH Size
2.9
Personal Income / wk
$903
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.5%
Unoccupied
170
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
34.3% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.5%
Couples, no children
7,476
Total families
Economy & Employment
Professional/Tech leads employment at 15.5%, followed by Healthcare (13.5%) and Education (12.8%). Finance (8.2%) and Construction (8.3%) reflect the affluent suburb's ties to Sydney's CBD economy. Professionals (1,188) and Managers (859) together dominate the occupational mix, placing nearly 60% of the workforce in the top two white-collar categories. Unemployment is very low at 3.2%, below both state and national averages. The participation rate of 52.0% is lower than expected, partly explained by the older population with 2,802 not in the labour force. All four SEIFA deciles hit 9 or 10, confirming top-tier advantage nationally.
Unemployment
2.9%
Labour Force
4,479
Unemployed
130
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.9%
Part-time
33.9%
Participation
52.0%
Employed
3,587
Occupations
Top Industries
University
44.3%
Postgraduate
10.8%
Born Overseas
29.0%
Dwellings
2,907
Transport to Work
Belrose benefits from 6 local schools, all with ICSEA scores well above the national average of 1000. John Colet School (Independent, ICSEA 1210, 275 students) ranks highest, followed by Covenant Christian School (Independent, ICSEA 1155, 884 students) and Wakehurst Public School (Government, ICSEA 1126, 407 students). Public transport usage is low at 3.4%, reflecting car-dependent northern beaches living where 88.9% drive. The SEIFA IRSAD decile of 10 places the suburb in the top 10% nationally. The 7.9% needing-assistance rate (680 residents) is higher than the wealthy suburb profile would suggest, linked to the ageing demographic.
Drive
88.9%
Public Transport
3.4%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+0.14%/yr
(+12 people/yr)
EstablishedPopulation growth is near flat at 0.14% annually (12 persons/year), making Belrose one of the slowest-growing suburbs in the dataset. The 10-year change of 4.0% reflects natural replacement rather than expansion. COVID caused a 2.8% population dip (from 8,921 to 8,668), and the suburb has since recovered but not yet surpassed its pre-pandemic peak. Projections put the 2031 figure at approximately 8,902, essentially stable. The trajectory is 'Declining young': the young share fell 2.3 points while the senior share rose 2.4 points over the decade. Migration is balanced between internal (+38/year) and overseas (+70/year).
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+70
Net Internal / yr
+38
Gentrification Signal
Not gentrifying
COVID recovered (-3% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Belrose compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Belrose a good suburb to live in?
Belrose ranks in the 10th SEIFA IRSAD decile, placing it in the top 10% of Australian suburbs for socioeconomic advantage. It suits established families seeking large homes (60.1% have 4+ bedrooms) in a bushland setting with high-performing schools (ICSEA scores from 1051 to 1210). The tradeoff is car dependency at 88.9% and limited public transport at 3.4%.
What is the median house price in Belrose?
The median house price was $2.1 million in 2024, rising to $2.2 million in 2025, representing a 4.8% annual growth rate. Monthly mortgage repayments average approximately $3,441, consuming 30.6% of the median household income, which just crosses the standard stress threshold.
What schools are in Belrose?
Belrose has 6 schools. John Colet School (Independent, ICSEA 1210, 275 students) ranks highest, followed by Covenant Christian (Combined, ICSEA 1155, 884 students), Wakehurst Public (ICSEA 1126, 407 students), Belrose Public (ICSEA 1111, 186 students), Kamaroi Rudolf Steiner (ICSEA 1092, 180 students), and Yanginanook (ICSEA 1051, 65 students). All score above the national ICSEA average of 1000.
Is Belrose safe?
Crime statistics are not available in our current dataset for Belrose. All four SEIFA deciles score 9 or 10, which correlates with lower crime rates nationally. The high residential stability (82.2% stayed at the same address) and low unemployment (3.2%) are demographic factors typically associated with safer communities compared to average suburbs.
Is Belrose good for property investment?
Belrose is a capital growth play rather than a yield play. With only 12.1% renters, a 5.5% vacancy rate, and a $2.2 million median, entry costs are high and the rental pool is thin. The 71 development applications in 12 months are mostly renovations, not new supply. Annual population growth of just 0.14% (12 persons) means demand growth is minimal compared to Sydney's western growth corridors.
How is Belrose's population changing?
Growth is near flat at 0.14% per year (12 persons annually), with projections showing approximately 8,902 residents by 2031. The population experienced a 2.8% COVID dip and has recovered but not surpassed the pre-pandemic peak of 8,921. The suburb is ageing: the senior share rose 2.4 points while the young share fell 2.3 points over the decade.
What is the development activity in Belrose?
Belrose recorded 71 development applications in the past 12 months, a high figure that includes new dwelling erections, complying development certificates, and modifications. This activity reflects renovation and rebuild cycles on established lots rather than greenfield expansion, consistent with the 13.5 km2 suburb's mostly built-out nature.
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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