NSW2107· Pop. 15,422Northern Beaches

BILGOLA BEACH

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

$2,550,000

NSW VG · 2026

Rent yield

2.8%

computed from govt data

Annual growth

-11.2%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BILGOLA BEACH

Investment analysis, risks & comparisons

PREMIUM

BILGOLA BEACH 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

$1,350/wk

NSW Fair Trading · Apr 2026

Demand change

+3.6%

annual shift

Yield × growth index

-4.2

combined signal

Net yield (est.)

1.26%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-1.6%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

est. compound, long-run avg

Rental demand

60 / 100

Strong demand

Supply pipeline

Est.

3.2%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$2005k

2021

$2765k

2022

$2475k

2023

$3190k

2024

$2870k

2025

$2870k

2026

$2550k

Source: NSW VG · 2026 · all sources

Market overview

BILGOLA BEACH 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 2.8% 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

$2,627/wk

$98k taxable p.a.

Renters

13.8%

84.6% owner-occupier

Median age

47.0 yrs

Unemployment

3.5%

Population growth

+3.3% p.a.

Investor-owned

20.0%

of all dwellings (ATO)

Houses

57%

35% apartments

Degree qualified

36.3%

bachelor's or higher (ABS)

Work from home

24.0%

of employed residents (ABS Census)

Median lot size

500 m²

Standard block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

9.8%

Active STR market

Market activity

Distance to CBD

28.1 km

Outer suburbs

Days on market

20 days

Fast-moving market

Auction clearance

71.6%

Strong demand

Walkability

75 / 100

Walker's paradise

Coastal proximity

14.9 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

1,867/km²

Suburban

Schools in postcode 2107

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

Bilgola Plateau Public School

Government · Yrs K-6

ICSEA 1121

Barrenjoey Montessori School

Independent · Yrs K-6

ICSEA 1115

Maria Regina Catholic Primary School

Catholic · Yrs K-6

ICSEA 1102

Avalon Public School

Government · Yrs K-6

ICSEA 1094

🎓Secondary (1)

Barrenjoey High School

Government · Yrs 7-12

ICSEA 1081

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

1103ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

35/ 100

🚆 3 train🚃 3 tram🚌 35 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

low

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BILGOLA BEACH

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