NSW2085· Pop. 11,452Northern Beaches

BELROSE WEST

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

$2,112,500

NSW VG · 2026

Rent yield

4.3%

computed from govt data

Annual growth

-7.5%

annualised from govt data

Vacancy rate

2.0%

modelled estimate

AI insights for BELROSE WEST

Investment analysis, risks & comparisons

PREMIUM

BELROSE WEST 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

$1,750/wk

NSW Fair Trading · Apr 2026

Demand change

+3.9%

annual shift

Yield × growth index

-1.6

combined signal

Net yield (est.)

2.13%

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

47 / 100

Moderate demand

Supply pipeline

Real

2.6%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$1570k

2021

$2170k

2022

$2101k

2023

$2110k

2024

$2305k

2025

$2284k

2026

$2113k

Source: NSW VG · 2026 · all sources

Market overview

BELROSE WEST 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 2022–23

Median household income

$2,770/wk

$75k taxable p.a.

Renters

10.4%

85.7% owner-occupier

Median age

46.0 yrs

Unemployment

1.8%

Population growth

+1.0% p.a.

Investor-owned

20.0%

of all dwellings (ATO)

Houses

76%

14% apartments

Degree qualified

40.5%

bachelor's or higher (ABS)

Work from home

24.1%

of employed residents (ABS Census)

Median lot size

500 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

15.1%

High Airbnb activity

Market activity

Distance to CBD

15.6 km

Outer suburbs

Days on market

24 days

Fast-moving market

Auction clearance

57.4%

Balanced market

Walkability

55 / 100

Very walkable

Coastal proximity

8.2 km

Near coast

NBN technology

FTTN

Standard — fibre to node

Population density

977/km²

Suburban

Schools in postcode 2085

🏫6 Primary📚2 Combined⭐1 Special

ACARA 2025

🏫Primary (6)

John Colet School

Independent · Yrs K-6

ICSEA 1210

St Martin's Catholic Primary School

Catholic · Yrs K-6

ICSEA 1131

Wakehurst Public School

Government · Yrs K-6

ICSEA 1126

Belrose Public School

Government · Yrs K-6

ICSEA 1111

Kambora Public School

Government · Yrs K-6

ICSEA 1101

Kamaroi Rudolf Steiner School

Independent · Yrs K-6

ICSEA 1092

📚Combined (2)

Covenant Christian School

Independent · Yrs K-12

ICSEA 1155

Yanginanook School

Independent · Yrs K-11

ICSEA 1051

⭐Special (1)

EOC Broken Bay

Catholic · Yrs U

ICSEA 1059

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

1115ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

37/ 100

🚆 2 train🚌 30 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

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 BELROSE WEST

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