Beresfield
Household income in the 28th percentile nationally and SEIFA disadvantage scores of decile 1 on both IRSD and IRSAD mark Beresfield as one of the more economically disadvantaged suburbs in NSW, yet the housing stock tells a different story: 90.5% of dwellings are separate houses, and prices rose 13.8% from $632,500 to $720,000 between 2024 and 2025. The suburb covers 6.29 km2 with 3,267 residents, giving a density of 519 per km2. Rent grew 47.8% over the decade while real income rose only 17.8%, a 30-point gap that puts pressure on the 32.1% of households who rent. The working population leans heavily blue-collar, with Labourers the top occupation group at 289 workers.
Population
3,267
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,257/wk
DAs (12 months)iDevelopment Applications lodged in the past year
44
Median House
$670K
2024-2025 (PSI derived)
The median house price reached $720,000 in 2025, up 13.8% from $632,500 in 2024, making Beresfield one of the stronger short-term price movers compared to subdued Hunter Valley peers. The stock is almost entirely separate houses at 90.5%, with 3-bedroom homes dominating at 60.8% and 4-bedroom-plus dwellings at 17.1%. Monthly mortgage repayments average $1,484, and the mortgage-to-income ratio sits at 27.3%, below the 30% stress threshold despite incomes in only the 28th percentile nationally. Outright owners at 36.7% outnumber mortgage holders at 31.2%, suggesting a stable older-ownership base. Apartments account for just 1.8% of the stock, so buyers seeking a detached family home face broad choice but limited price tiers.
For Buyers
The median house price reached $720,000 in 2025, up 13.8% from $632,500 in 2024, making Beresfield one of the stronger short-term price movers compared to subdued Hunter Valley peers. The stock is almost entirely separate houses at 90.5%, with 3-bedroom homes dominating at 60.8% and 4-bedroom-plus dwellings at 17.1%. Monthly mortgage repayments average $1,484, and the mortgage-to-income ratio sits at 27.3%, below the 30% stress threshold despite incomes in only the 28th percentile nationally. Outright owners at 36.7% outnumber mortgage holders at 31.2%, suggesting a stable older-ownership base. Apartments account for just 1.8% of the stock, so buyers seeking a detached family home face broad choice but limited price tiers.
For Investors
The 32.1% renter share and weekly rent of $350 give a thin gross yield against a $720,000 median, around 2.5%, which is below what most investor calculators target. The vacancy rate of 5.8% is above comfortable levels, indicating some oversupply in the rental segment. Rent grew 47.8% over the decade, outpacing real income growth of 17.8% by 30 points, which supports future rent increases if vacancy tightens. Development activity logged 38 applications in 12 months, including dual occupancy and subdivision work, signalling land-use intensification. Net internal migration runs at minus 56 per year, offset partially by overseas arrivals of 45, leaving only marginal population growth. The investment case depends on the price momentum continuing, not yield.
Development Activity
Total DAs
274
Last 12 Months
44
YoY ChangeiYear-over-year change in DA lodgements
-20.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beresfield iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beresfield Public School
K-6 · 262 students
Francis Greenway High School
7-12 · 742 students
Demographics
The median age of 39 is one year below the national figure, and the suburb is on an aging trajectory: the senior share rose 4.0 points while the young-adult share fell 1.9 points over the decade. Overseas-born residents sit at 10.1%, which is 11.5 points below the national average, reflecting the predominantly Anglo-Celtic heritage: English ancestry leads at 1,438 residents, followed by Scottish (331) and Irish (312). University qualifications reach only 16.5%, which is 13.6 points below the national figure, consistent with the trade and manual-labour employment profile. Average household size is 2.3, slightly below the national figure of 2.5. Volunteering at 9.7% is moderate, and 288 residents (9.2%) need daily assistance, higher than expected for a relatively young suburb.
Age Distribution
Bedrooms
Dwelling Structure
90.5%
Houses
7.7%
Townhouse
1.8%
Apartment
Tenure
Beresfield is one of the most detached-dominant suburbs in the Hunter region at 90.5% separate houses versus the national mix, which makes semi-detached and apartment stock scarce at 7.7% and 1.8% respectively. Three-bedroom homes account for 60.8% of dwellings and 4-plus bedroom homes for 17.1%, reflecting the family-oriented character. Tenure is balanced: 36.7% own outright, 31.2% carry a mortgage and 32.1% rent. The price moved from $632,500 in 2024 to $720,000 in 2025, a 13.8% gain in one year. Monthly mortgage repayments average $1,484 against a mortgage-to-income ratio of 27.3%, which remains below the 30% stress threshold. Rent-to-income at 27.8% is also below the stress line, though the gap between rent growth (47.8% over a decade) and income growth (17.8%) signals increasing pressure on renters.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,484
Rent / wk
$350
HH Size
2.3
Personal Income / wk
$664
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
82
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.3%
Couples, no children
2,478
Total families
Economy & Employment
Healthcare dominates local employment at 20.7% (169 workers), followed by Manufacturing at 11.9% (97), Construction at 11.6% (95), Education at 9.1% (74) and Retail at 6.5% (53). By occupation, Labourers lead at 289 workers, ahead of Community and Personal service roles at 210 and Machinery Operators at 154, placing the workforce firmly in blue-collar categories. The full-time employment rate is 63.1%, with 837 full-time and 490 part-time workers. Unemployment sits at 6.2%, above the NSW state average, consistent with the SEIFA IRSD decile 1 score that ranks Beresfield among the most disadvantaged nationally. Household income in the 28th percentile nationally means real purchasing power is constrained, yet rent and mortgage stress ratios remain technically below standard thresholds.
Unemployment
9.8%
Labour Force
4,238
Unemployed
414
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
30.7%
Participation
52.1%
Employed
1,327
Occupations
Top Industries
University
16.5%
Postgraduate
2.3%
Born Overseas
10.1%
Dwellings
1,328
Transport to Work
Car dependence is very high: 88.5% of commuters drive, compared to public transport use of just 0.6%, far below the national average. Walking and cycling account for 4.4% of commuters. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in neighbouring Beresfield-adjacent suburbs. The IRSAD decile 1 score places the suburb in the lowest advantage tier nationally, which typically correlates with higher service demand and lower discretionary income. Rent-to-income at 27.8% and mortgage-to-income at 27.3% stay below stress thresholds, offering some financial stability despite low absolute incomes. The turnover rate of 19.5% indicates a reasonably stable resident base. Crime data are not available for this suburb.
Drive
88.5%
Public Transport
0.6%
Walk / Cycle
4.4%
Work from Home
N/A
Population Forecast
+0.05%/yr
(+4 people/yr)
EstablishedPopulation growth is nearly flat at 0.05% annually, adding about 4 persons per year, and the 10-year change of 2.3% is well below the national pace. Medium forecasts hold the population at roughly 8,680 by 2031, compared to 8,732 today, indicating no meaningful expansion. Net internal migration of minus 56 per year reflects working-age residents leaving, partly offset by 45 overseas arrivals annually. The gentrification score of 38 and stage of early signs suggests the suburb is beginning to attract new investment, which aligns with the 13.8% price gain in a single year. Population turnover is low at 19.5%, meaning 80.5% of residents stayed over the observed period. The aging trajectory adds demand for healthcare and community services rather than new residential supply.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+45
Net Internal / yr
-56
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beresfield compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beresfield a good suburb to live in?
Beresfield suits buyers who prioritise space and affordability. The median house price of $720,000 is lower than most coastal NSW markets, and 90.5% of dwellings are separate houses. The SEIFA IRSAD decile 1 score places it in the lowest advantage tier nationally, reflecting lower incomes and fewer services, so trade-offs exist against more resourced suburbs.
What is the median house price in Beresfield?
The median house price is $720,000, based on 2025 data. Prices rose 13.8% from $632,500 in 2024. Weekly rent averages $350 and monthly mortgage repayments average $1,484, producing a mortgage-to-income ratio of 27.3%, which is below the 30% stress threshold.
What schools are in Beresfield?
No schools are recorded within the Beresfield suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. University qualification rates locally are 16.5%, which is 13.6 points below the national figure, reflecting the blue-collar employment base rather than educational access.
Is Beresfield safe?
Detailed crime statistics are not available for Beresfield in this dataset. The suburb scores decile 1 on IRSD, indicating high relative disadvantage, and unemployment of 6.2% is above the NSW average. These factors can correlate with higher crime nationally, but no local rate data are available to confirm or deny.
Is Beresfield good for property investment?
The 13.8% price gain from 2024 to 2025 is a positive signal, but the gross yield is only around 2.5% against a $720,000 median and $350 weekly rent. The 5.8% vacancy rate is above comfortable levels. Rent grew 47.8% over the decade versus income growth of 17.8%, supporting future rent increases if vacancy tightens. Net internal migration of minus 56 per year is a risk.
How is Beresfield's population changing?
Population growth is 0.05% annually, adding roughly 4 persons per year. The 10-year change is 2.3%. Medium forecasts project about 8,680 residents by 2031. Net internal migration runs at minus 56 per year, offset by 45 overseas arrivals. The suburb is on an aging trajectory with the senior share up 4.0 points over the decade.
How much development is happening in Beresfield?
There were 38 development applications lodged in the past 12 months, including dual occupancy and subdivision works. This indicates active land use intensification relative to the suburb's slow 0.05% annual population growth rate, and is a potential indicator of future housing supply coming to market.
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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