Bensville
Household incomes at the 82.8th percentile nationally tell the most important story about Bensville: this Central Coast suburb punches well above its modest population of 2,500. The median house price of $1,275,000 reflects that purchasing power, while a 99% separate-house stock and 65.7% of dwellings with 4 or more bedrooms make it one of the most family-sized neighbourhoods on the coast. Car dependence is near-total at 93.8% of commuters, which is higher than state norms, meaning access to services leans on the Pacific Motorway rather than local infrastructure. Residents are long-stayers: 84.2% did not move in the previous year, a stability rate far above typical urban turnover.
Population
2,500
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,176/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Median House
$1.3M
2024-2025 (PSI derived)
The median house price of $1,275,000 sits at a premium level for the Central Coast, where the regional median is considerably lower. Virtually the entire stock is separate houses at 99%, with apartments at just 0.4%, so buyers are not choosing between dwelling types. Large homes dominate: 65.7% have 4 or more bedrooms and 29.1% have 3 bedrooms, making Bensville attractive for families who need space. Monthly mortgage repayments average $2,167, and the mortgage-to-income ratio of 23.0% remains below the 30% stress threshold, which is more comfortable than many comparable-priced Sydney suburbs. Price data shows a move from $1,300,000 in 2024 to $1,215,000 in 2025, a 6.5% decline, so buyers entering now are doing so below recent peak rather than at the top.
For Buyers
The median house price of $1,275,000 sits at a premium level for the Central Coast, where the regional median is considerably lower. Virtually the entire stock is separate houses at 99%, with apartments at just 0.4%, so buyers are not choosing between dwelling types. Large homes dominate: 65.7% have 4 or more bedrooms and 29.1% have 3 bedrooms, making Bensville attractive for families who need space. Monthly mortgage repayments average $2,167, and the mortgage-to-income ratio of 23.0% remains below the 30% stress threshold, which is more comfortable than many comparable-priced Sydney suburbs. Price data shows a move from $1,300,000 in 2024 to $1,215,000 in 2025, a 6.5% decline, so buyers entering now are doing so below recent peak rather than at the top.
For Investors
The investor case for Bensville is constrained by a 7.0% renter share, one of the lowest levels for any suburb in NSW, which limits the tenant pool significantly compared to typical rental markets. Weekly rent of $463 against a $1,275,000 median implies a gross yield near 1.9%, below the level most investors seek. The vacancy rate of 3.6% is moderate, but the fundamental challenge is that 92.7% of occupied dwellings are owner-occupied, so demand for rental stock is thin. Development activity recorded 14 applications in the past 12 months, including alterations and complying development certificates, indicating a stable rather than expanding housing supply. The suburb's appeal to long-term owner-occupiers, with 37.7% owning outright and 84.2% residential stability, points to capital holding value rather than yield or rental income growth.
Development Activity
Total DAs
111
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
-25.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bensville iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Coast Christian School
K-6 · 234 students
Demographics
At a median age of 42, Bensville sits 2 years above the national median, reflecting a population that skews toward established families and older owner-occupiers. Overseas-born residents at 15.6% are 6.0 percentage points below the national average, consistent with the Anglo-leaning identity of the suburb. Ancestry is predominantly English (1,197 residents), followed by Irish (322) and Scottish (302), giving the area one of the more Anglo-Celtic profiles in NSW. University qualifications reach 29.6%, which is 0.5 percentage points below the national rate, a negligible difference that indicates an average educational attainment profile. Average household size of 2.9 persons is 0.4 above the national figure, fitting with the predominance of couples-with-children households: 1,115 families fit this category versus 462 couples without children.
Age Distribution
Bedrooms
Dwelling Structure
99.0%
Houses
0.6%
Townhouse
0.4%
Apartment
Tenure
Bensville's housing stock is as close to a single product as any suburb in NSW: 99% separate houses, with semi-detached dwellings at 0.6% and apartments at 0.4%. Within that stock, scale is the defining feature, as 65.7% of homes have 4 or more bedrooms and 29.1% have 3 bedrooms, leaving only 5.2% smaller. Tenure leans toward ownership, with 37.7% owning outright and 55.4% on a mortgage, compared to just 7.0% renting. That rent ratio is well below the NSW state average, reflecting a predominantly owner-occupier community. The mortgage-to-income ratio of 23.0% and rent-to-income of 21.3% both sit below the 30% stress threshold, meaning housing costs are manageable relative to the suburb's above-average incomes at the 82.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$463
HH Size
2.9
Personal Income / wk
$812
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.6%
Unoccupied
31
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Ancestry
Household Composition
20.6%
Couples, no children
2,243
Total families
Economy & Employment
Healthcare is the dominant employer at 21.3% of the local workforce (188 workers), followed by Education at 13.6% (120 workers) and Construction at 11.7% (103 workers). Professional and Technical services account for 9.5% and Public Administration 8.6%, indicating a mixed public-private employment base. By occupation, Professionals are the largest group at 291, followed by Managers at 178 and Clerical/Admin at 175, reflecting a white-collar-leaning workforce. The unemployment rate of 3.8% is close to national norms, and the full-time employment rate of 58.6% indicates a substantial part-time contingent, with 466 part-time workers compared to 659 full-time. Personal weekly income of $812 supports the household income positioning at the 82.8th percentile, well above the national average.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.6%
Part-time
37.6%
Participation
59.9%
Employed
1,125
Occupations
Top Industries
University
29.6%
Postgraduate
6.5%
Born Overseas
15.6%
Dwellings
836
Transport to Work
Car reliance at 93.8% of commuters is higher than the NSW state average and reflects Bensville's position as a residential suburb without walkable retail or major public transport infrastructure. Only 2.0% use public transport for the journey to work, and 0.5% walk or cycle, making personal vehicle ownership a practical necessity for daily life. On the positive side, housing stress indicators are comfortable: mortgage repayments at 23.0% of income and rent at 21.3% are both below the 30% stress benchmark, which is better than many comparable-priced markets. Volunteering runs at 16.1% of residents, above average nationally, suggesting a strong community participation culture. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in neighbouring Central Coast areas, particularly within the 2251 postcode zone.
Drive
93.8%
Public Transport
2.0%
Walk / Cycle
0.5%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bensville compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bensville a good suburb to live in?
Bensville suits families who prioritise space and stability. Household incomes rank at the 82.8th percentile nationally, 99% of dwellings are separate houses, and 65.7% have 4 or more bedrooms. Mortgage costs at 23.0% of income stay below stress levels. The main trade-off is near-total car dependence, with only 2.0% using public transport.
What is the median house price in Bensville?
The median house price is $1,275,000 based on PSI data. Prices moved from $1,300,000 in 2024 to $1,215,000 in 2025, a 6.5% decline from peak. Monthly mortgage repayments average $2,167 and the mortgage-to-income ratio of 23.0% stays below the 30% stress threshold.
What schools are in Bensville?
No schools are recorded inside the Bensville suburb boundary in this dataset. Families rely on schools in neighbouring Central Coast suburbs within the 2251 postcode zone. The local university qualification rate of 29.6% is close to the national average, and 120 residents work in the Education industry.
Is Bensville safe?
Detailed crime statistics are not available for Bensville in this dataset. As an indirect indicator, housing stress is low with mortgage costs at 23.0% of income and rent at 21.3%, both below the 30% stress threshold. Residential stability is high at 84.2% of residents not moving in the prior year, consistent with a settled, low-turnover community.
Is Bensville good for property investment?
The investment case is limited by a 7.0% renter share, among the lowest in NSW, which restricts the tenant pool. Weekly rent of $463 against a $1,275,000 median implies a gross yield near 1.9%, below typical investor targets. Prices fell 6.5% from the 2024 peak. The suburb's strength is capital holding for owner-occupiers rather than yield-driven investment.
How is Bensville's population changing?
Bensville has a population of approximately 2,500 across 4.93 km2. Residential stability is high: 84.2% of residents did not move in the prior year, compared to 20-30% typical annual turnover in urban suburbs. This means population change is slow and driven by natural change rather than in-migration, with 14 development applications in the past 12 months indicating limited new supply.
What is the typical household profile in Bensville?
The dominant household type is couples with children, with 1,115 such families versus 462 couples without children. Average household size is 2.9 persons, 0.4 above the national figure. The median age is 42, and 55.4% of households carry a mortgage while 37.7% own outright, reflecting an established owner-occupier community.
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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