Beverly Hills
Chinese ancestry (3,188 residents) is the largest heritage group, ahead of English (1,199) and Greek (1,055), making Beverly Hills one of the most East Asian-influenced suburbs in Sydney's south. Cantonese (650 speakers) and Mandarin (613) together exceed 1,200 and dominate the language landscape. Nearly half the population (47.6%) was born overseas, 26.0 percentage points above the national average, yet the suburb registers only IRSAD decile 6, well below what the 45.4% university qualification rate might predict. This disconnect stems from the IER decile 3 (low economic resources), reflecting high unemployment at 7.2% and a depressed participation rate of 45.5%. The $1,580,000 median house price grew 6.7% year-on-year, putting mortgage stress at 31.0%, above the threshold.
Population
10,483
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,862/wk
DAs (12 months)iDevelopment Applications lodged in the past year
56
Median House
$1.6M
2024-2025 (PSI derived)
The $1,580,000 median rose 6.7% in a year, from $1,500,000 to $1,600,000, a pace that continues to stretch affordability for local incomes at the 67.3 percentile. Detached houses account for 66.7% of stock, with semi-detached at 16.5% and apartments at 16.2%, offering more diversity than typical south-west Sydney suburbs. Three-bedroom homes dominate at 42.5%, followed by four-plus at 32.6% and two-bedroom at 20.0%. Monthly mortgage of $2,500 generates a 31.0% mortgage-to-income ratio, crossing the stress threshold, despite household income being above the national median. Outright ownership at 38.1% is relatively high, reflecting the older Greek community's long tenure, while mortgage holders at 31.2% and renters at 30.7% make up the remainder. Beverly Hills station on the T8 line gives it a 10.4% public transport commute share, above the south-west Sydney average.
For Buyers
The $1,580,000 median rose 6.7% in a year, from $1,500,000 to $1,600,000, a pace that continues to stretch affordability for local incomes at the 67.3 percentile. Detached houses account for 66.7% of stock, with semi-detached at 16.5% and apartments at 16.2%, offering more diversity than typical south-west Sydney suburbs. Three-bedroom homes dominate at 42.5%, followed by four-plus at 32.6% and two-bedroom at 20.0%. Monthly mortgage of $2,500 generates a 31.0% mortgage-to-income ratio, crossing the stress threshold, despite household income being above the national median. Outright ownership at 38.1% is relatively high, reflecting the older Greek community's long tenure, while mortgage holders at 31.2% and renters at 30.7% make up the remainder. Beverly Hills station on the T8 line gives it a 10.4% public transport commute share, above the south-west Sydney average.
For Investors
Renters at 30.7% of households provide a solid tenant base, and the 5.6% vacancy rate, while above the 3% equilibrium, is manageable for the area. Median weekly rent of $460 against the $1,580,000 median delivers a gross yield of roughly 1.5%, below the Sydney average. Development activity is modest at 57 applications in 12 months, including secondary dwellings and swimming pools, suggesting incremental addition rather than major densification. Population grows slowly at 0.38% annually (53 persons), driven by overseas migration of +275 net per year against significant internal outflow of -252. The suburb dipped 3.7% during COVID and has not recovered, sitting below the pre-pandemic population of 14,353. The IER decile 3 and 7.2% unemployment are the key risk factors: tenants here have limited capacity to absorb rent increases.
Development Activity
Total DAs
396
Last 12 Months
56
YoY ChangeiYear-over-year change in DA lodgements
-32.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beverly Hills iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Regina Coeli Catholic Primary School
K-6 · 637 students
Beverly Hills Public School
K-6 · 320 students
Beverly Hills North Public School
K-6 · 352 students
Beverly Hills Girls High School
6-12 · 1003 students
Demographics
Chinese ancestry (3,188) leads, followed by unspecified (1,966), English (1,242), Greek (1,055) and Italian (581), creating a multi-layered cultural profile. Cantonese (650), Mandarin (613), Greek (373), Arabic (347) and Italian (74) are the major non-English languages. The 47.6% overseas-born share, 26.0 percentage points above national, makes Beverly Hills one of Sydney's most migrant-heavy middle-ring suburbs. University qualifications at 45.4% are 15.3 percentage points above the national baseline, well above what the IER decile 3 would predict, creating a credentials-to-earnings gap: educated residents working in lower-paid occupations or not participating in the workforce (45.5% participation, very low). Christianity (5,487), Islam (779) and Buddhism (623) reflect the Chinese, Greek and Arabic community layers. The median age of 40 matches the national figure exactly.
Age Distribution
Bedrooms
Dwelling Structure
66.7%
Houses
16.5%
Townhouse
16.2%
Apartment
Tenure
Tenure is relatively balanced: 38.1% own outright, 31.2% hold mortgages, and 30.7% rent. The 38.1% outright ownership rate, higher than the Sydney average, reflects the older Greek and Italian communities who purchased decades ago. Detached houses at 66.7%, semi-detached at 16.5% and apartments at 16.2% create a mixed fabric with more density options than typical south-west suburbs. Three-bedroom stock dominates at 42.5%, with the 20.0% two-bedroom share providing entry-level options. Prices rose from $1,500,000 to $1,600,000, a 6.7% gain. Mortgage stress at 31.0% exceeds the threshold while rent stress at 24.7% remains below it, meaning buying is substantially more stressful than renting, a signal that prices may be driven by external demand (overseas buyers and investors) rather than local income growth.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,500
Rent / wk
$460
HH Size
2.9
Personal Income / wk
$701
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.6%
Unoccupied
212
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.0% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.9%
Couples, no children
8,813
Total families
Economy & Employment
Healthcare leads at 15.0% (476 workers), followed by Professional/Tech at 11.6% (367), Education at 10.8% (343), Finance at 10.0% (317) and Retail at 7.8% (248). The relatively even spread across sectors distinguishes Beverly Hills from single-industry suburbs. Professionals are the largest occupational group at 1,250, but the 45.5% participation rate, one of the lowest in Sydney, means a large portion of working-age residents are outside the labour force (3,672 persons). The 7.2% unemployment rate is above the national average. SEIFA reveals the characteristic split: IEO decile 7 (above-average education) paired with IER decile 3 (low economic resources), producing an overall IRSAD decile 6. This gap confirms that educational credentials are not translating into proportionate earnings, possibly due to language barriers, credential recognition issues, or caring responsibilities in multigenerational households.
Unemployment
4.3%
Labour Force
7,920
Unemployed
339
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.8%
Part-time
27.0%
Participation
45.5%
Employed
3,696
Occupations
Top Industries
University
45.4%
Postgraduate
11.2%
Born Overseas
47.6%
Dwellings
3,538
Transport to Work
Four schools span primary and secondary levels, all above ICSEA 1,000: Regina Coeli Catholic Primary (1,100, 637 students), Beverly Hills Public (1,051, 320), Beverly Hills North Public (1,030, 352) and Beverly Hills Girls High School (1,003, 1,003 students). The Girls High ICSEA of 1,003 sits right at the national benchmark. Beverly Hills station on the T8 Airport/South line gives 10.4% public transport usage, above the south-west Sydney average, with 80.8% car dependence and 2.1% walking/cycling. Crime data is not available, but the IRSD decile 3 indicates higher relative disadvantage, which typically correlates with elevated property crime. Need-for-assistance at 6.6% (666 persons) is above the national average. The 10.6% volunteering rate is below the national benchmark.
Drive
80.8%
Public Transport
10.4%
Walk / Cycle
2.1%
Work from Home
N/A
Population Forecast
+0.38%/yr
(+53 people/yr)
EstablishedPopulation grows slowly at 0.38% per year (53 persons), one of the lowest rates in the St George area. The suburb dipped 3.7% during COVID and has recovered only 1.2%, with the current population of 13,987 still below the pre-pandemic 14,353. Internal migration runs a strong negative at -252 per year, while overseas inflow of +275 roughly offsets it. The population grew just 8.1% over the past decade, below Sydney's average. Gentrification score of 30 (early signs) is driven by rent growth of 29.0% over the decade and real income growth of 12.8%, both moderate. Affordability improved slightly from 63.5% to 59.1% mortgage-to-income between 2011 and 2021, but current data at 31.0% (based on different methodology) shows stress remains. The medium projection puts population at 14,503 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+275
Net Internal / yr
-252
Gentrification Signal
Not gentrifying
Net internal outflow -252/yr, Strong overseas inflow +275/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beverly Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beverly Hills a good suburb to live in?
Beverly Hills suits buyers wanting cultural diversity (47.6% overseas-born, Chinese ancestry leading at 3,188) with train access on the T8 line. Schools are all above ICSEA 1,000. Mortgage stress at 31.0% exceeds the threshold for new buyers at $1,580,000 median. IRSAD decile 6 and IER decile 3 indicate mixed socioeconomic conditions.
What is the median house price in Beverly Hills?
The median house price is $1,580,000 (PSI derived 2024-2025), rising 6.7% from $1,500,000 to $1,600,000 over the year. Monthly mortgage of $2,500 at household income of $1,862/week produces 31.0% mortgage-to-income, above the stress line. Median weekly rent is $460 with 5.6% vacancy. Gross yield is roughly 1.5%.
What schools are in Beverly Hills?
Four schools, all above ICSEA 1,000: Regina Coeli Catholic Primary (1,100, 637 students), Beverly Hills Public (1,051, 320, Government), Beverly Hills North Public (1,030, 352, Government) and Beverly Hills Girls High (1,003, 1,003 students, Government). The IEO decile 7 is above-average, reflecting the 45.4% university rate.
Is Beverly Hills safe?
Crime data is not available. The IRSD decile 3 indicates above-average relative disadvantage, which typically correlates with higher property crime. Unemployment at 7.2% is above the national average. Need-for-assistance at 6.6% is above national. The 10.6% volunteering rate is below the national benchmark. These proxy indicators suggest moderate rather than low risk.
Is Beverly Hills good for property investment?
The 30.7% renter share provides a solid tenant pool. Gross yield is roughly 1.5% ($460 rent on $1,580,000). Vacancy at 5.6% is manageable. Price growth of 6.7% is solid. Risks include mortgage stress at 31.0% for new buyers, IER decile 3 limiting tenants' rent-absorption capacity, and COVID population loss still not recovered. T8 train access and 57 DAs in 12 months are positives.
How is Beverly Hills's population changing?
Population grows slowly at 0.38% per year (53 persons), still below the pre-COVID level of 14,353 (current: 13,987). Internal outflow of -252/year is offset by overseas inflow of +275/year. The 47.6% overseas-born share is 26.0 points above national. Gentrification score of 30 (early signs) reflects rent growth of 29.0% over the decade. Medium projection: 14,503 by 2031.
What languages are spoken in Beverly Hills?
Cantonese (650 speakers) and Mandarin (613) dominate, reflecting the 3,188-strong Chinese ancestry group. Greek (373), Arabic (347) and Italian (74) follow. The 47.6% overseas-born share sits 26.0 percentage points above the national average. The dual Cantonese-Mandarin split suggests both Hong Kong/Guangdong and Mainland Chinese migration streams coexist in the suburb.
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.
Explore Beverly Hills on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map