NSW2093· Pop. 23,555Northern Beaches

BALGOWLAH HEIGHTS

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$2,105,000

NSW VG · 2026

Rent yield

2.3%

computed from govt data

Annual growth

-15.8%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BALGOWLAH HEIGHTS

Investment analysis, risks & comparisons

PREMIUM

BALGOWLAH HEIGHTS shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$910/wk

NSW Fair Trading · Apr 2026

Demand change

+6.1%

annual shift

Yield × growth index

-6.8

combined signal

Net yield (est.)

0.89%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+22.0%

est. compound, long-run avg

10-yr growth (CAGR)

+6.9%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$826k

2021

$780k

2022

$2205k

2023

$2010k

2024

$3010k

2025

$2500k

2026

$2105k

Source: NSW VG · 2026 · all sources

Market overview

BALGOWLAH HEIGHTS is a metropolitan NSW suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro NSW suburb with strong infrastructure and transport
Rental yield 2.3% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,954/wk

$76k taxable p.a.

Renters

27.1%

71.1% owner-occupier

Median age

40.0 yrs

Unemployment

3.4%

Population growth

+1.1% p.a.

Investor-owned

19.0%

of all dwellings (ATO)

Houses

31%

51% apartments

Degree qualified

47.4%

bachelor's or higher (ABS)

Work from home

26.2%

of employed residents (ABS Census)

Median lot size

330 m²

Compact block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

18.4%

High Airbnb activity

Market activity

Distance to CBD

9.5 km

Middle ring

Days on market

22 days

Fast-moving market

Auction clearance

57.9%

Balanced market

Walkability

82 / 100

Walker's paradise

Coastal proximity

4.2 km

Near coast

NBN technology

FTTN

Standard — fibre to node

Population density

12,154/km²

Very dense urban

Schools in postcode 2093

🏫7 Primary🎓2 Secondary

ACARA 2025

🏫Primary (7)

Balgowlah Heights Public School

Government · Yrs K-6

ICSEA 1177

Balgowlah North Public School

Government · Yrs K-6

ICSEA 1169

St Cecilia's Catholic Primary School

Catholic · Yrs K-6

ICSEA 1168

Farmhouse Montessori School

Independent · Yrs K-6

ICSEA 1165

Manly West Public School

Government · Yrs K-6

ICSEA 1147

Manly Vale Public School

Government · Yrs K-6

ICSEA 1129

St Kieran's Catholic Primary School

Catholic · Yrs K-6

ICSEA 1122

🎓Secondary (2)

Northern Beaches Secondary College Mackellar Girls Campus

Government · Yrs 7-12

ICSEA 1115

Northern Beaches Secondary College Balgowlah Boys Campus

Government · Yrs 7-12

ICSEA 1115

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

95/ 100

0.6 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Top tier

1145ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

53/ 100

🚆 4 train🚃 3 tram🚌 49 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BALGOWLAH HEIGHTS

View listings

Local professionals

Connect with agents and building inspectors who operate in BALGOWLAH HEIGHTS. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium