NSW2280· Pop. 27,183Lake Macquarie

BELMONT SOUTH

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

$1,061,000

NSW VG · 2026

Rent yield

3.1%

computed from govt data

Annual growth

3.8%

annualised from govt data

Vacancy rate

2.2%

modelled estimate

AI insights for BELMONT SOUTH

Investment analysis, risks & comparisons

PREMIUM

BELMONT SOUTH 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.

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

Median rent

$630/wk

NSW Fair Trading · Apr 2026

Demand change

+4.0%

annual shift

Yield × growth index

3.4

combined signal

Net yield (est.)

4.57%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.8%

est. compound, long-run avg

10-yr growth (CAGR)

+6.8%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

1.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$650k

2021

$800k

2022

$880k

2023

$750k

2024

$915k

2025

$1023k

2026

$1061k

Source: NSW VG · 2026 · all sources

Market overview

BELMONT SOUTH is a NSW suburb offering lower rental yield and steady price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.1% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,598/wk

$48k taxable p.a.

Renters

21.8%

75.3% owner-occupier

Median age

45.0 yrs

Unemployment

6.1%

Population growth

+1.1% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

80%

5% apartments

Degree qualified

31.9%

bachelor's or higher (ABS)

Work from home

11.0%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

2.7%

Mostly long-term tenants

Market activity

Distance to CBD

103.4 km

Regional

Days on market

75 days

Slower market

Auction clearance

33.6%

Buyer's market

Walkability

50 / 100

Very walkable

Coastal proximity

15.0 km

Coastal fringe

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

10/km²

Rural / semi-rural

Schools in postcode 2280

🏫7 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (7)

Valentine Public School

Government · Yrs K-6

ICSEA 1071

St Francis Xavier's Primary School

Catholic · Yrs K-6

ICSEA 1048

Floraville Public School

Government · Yrs K-6

ICSEA 1026

Jewells Primary School

Government · Yrs K-6

ICSEA 1026

Belmont Public School

Government · Yrs K-6

ICSEA 956

Belmont North Public School

Government · Yrs K-6

ICSEA 946

Marks Point Public School

Government · Yrs K-6

ICSEA 935

🎓Secondary (1)

Belmont High School

Government · Yrs 7-12

ICSEA 973

📚Combined (1)

Belmont Christian College

Independent · Yrs K-12

ICSEA 1091

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

Average

1008ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

37/ 100

🚆 0 train🚌 4 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

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

Environmental risk

🌊

Flood risk

medium

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in BELMONT SOUTH

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