BELROSE
Investor score
48
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
$2,112,500
NSW VG · 2026
Rent yield
4.3%
computed from govt data
Annual growth
-7.5%
annualised from govt data
Vacancy rate
2.2%
modelled estimate
AI insights for BELROSE
Investment analysis, risks & comparisons
BELROSE 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.
Median rent
$1,750/wk
NSW Fair Trading · Apr 2026
Demand change
+2.8%
annual shift
Yield × growth index
-1.6
combined signal
Net yield (est.)
2.31%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
-0.5%
est. compound, long-run avg
10-yr growth (CAGR)
+7.0%
est. compound, long-run avg
Rental demand
46 / 100
Moderate demand
Supply pipeline
Real0.1%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BELROSE is a metropolitan NSW suburb with moderate capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NSW suburb with strong infrastructure and transport
- Rental yield 4.3% 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 2022–23Median household income
$2,770/wk
$75k taxable p.a.
Renters
10.4%
85.7% owner-occupier
Median age
46.0 yrs
Unemployment
3.3%
Population growth
+1.0% p.a.
Investor-owned
20.0%
of all dwellings (ATO)
Houses
72%
14% apartments
Degree qualified
39.6%
bachelor's or higher (ABS)
Work from home
20.7%
of employed residents (ABS Census)
Median lot size
440 m²
Compact block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
16.1%
High Airbnb activity
Market activity
Distance to CBD
15.6 km
Outer suburbs
Days on market
23 days
Fast-moving market
Auction clearance
57.4%
Balanced market
Walkability
55 / 100
Very walkable
Coastal proximity
8.2 km
Near coast
NBN technology
FTTPFastest — full fibre to premises
Population density
977/km²
Suburban
Schools in postcode 2085
🏫Primary (6)
John Colet School
Independent · Yrs K-6
St Martin's Catholic Primary School
Catholic · Yrs K-6
Wakehurst Public School
Government · Yrs K-6
Belrose Public School
Government · Yrs K-6
Kambora Public School
Government · Yrs K-6
Kamaroi Rudolf Steiner School
Independent · Yrs K-6
📚Combined (2)
Covenant Christian School
Independent · Yrs K-12
Yanginanook School
Independent · Yrs K-11
⭐Special (1)
EOC Broken Bay
Catholic · Yrs U
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
Safe0.6 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Top tier9 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
30
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in BELROSE
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