Skip to content
Suburb profile ·Northern Beaches LGA · NSW ·2093

Balgowlah Heights NSW 2093

Balgowlah Heights is in Northern Beaches LGA, NSW, postcode 2093, with population 3,546.

The read

Premium-market

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$1120/wk
Rising
+39.1% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2093 · Jun 2026
$1120
$800
Jun 2025Jun 2026
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$4.3M
House median, latest period
↓3.3%YoY D10 vs AU
Median rent
$1120/wk
Rent-pressure candidate
↑39.1%YoY D10 vs AU
Gross yield
1.3%
Low yield band
D2 vs AU
Population
3,546
4K local footprint
D9 vs AU
Schools
—
No matched school data
Drive to city
16 min
12.1 km to Sydney CBD · free-flow
Transit to city
36 min
Public transport to Sydney CBD · weekday 8am
Solar
2,212
216 added 12mo · 17MW
Price cycleRising
LowPeak

3.3% below peak · 302.8% above its low

See trend depth →

Price history

House and unit medians · ABS + state datasets

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionRising
Low · 2005Peak · 2025

3.3% below peak · 302.8% above its low

Price growth (compound)% per year
3-yr
+3.0%
5-yr
+1.9%
10-yr
+6.3%
Indicative cashflow-$3,443/wk (-$179,040/yr) · interest-only @ 6.4%, 80% LVR
Market turnover4.3% of homes traded/yr (46 sales · -1% vs 3-yr avg)
Rent stabilityvolatile — rents vary ±6.3% around trend (short window, 13 pts)
Value vs advantage+174% vs suburbs of similar SEIFA advantage (decile 10)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Fgrade · 18/100 · top 82% of 3,604AU suburbs
Peer distributionstronger than 18% of AU suburbs
WeakerTypicalStronger
Capital growth35
Rental yield5
Stability85
Volatility-11.6ppCycle+2.0

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Balgowlah Heights

Owner-occupied 92%Rented 8%
Investor activityATO
Negatively geared8.1%
1,289 of 2,955 landlords
Avg rental loss$14,496/yr
Landlords (rental income)2,955
Reported capital gains2,786
Investor exposure index(low vs national)32.8/100
The read

Owner-occupier stronghold

91% of homes here are owner-occupied and 8% rented, with 8% of landlords negatively geared.

Why it fits

91% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.3% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
105%
of household income to service a new loan
23.8 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $21,314/mo vs median rent $4,853/mo (+339% · +$3799/wk)

If rates move

At 4.2%: $17,018/mo (-4,296) · at 6.2% (current): $21,314/mo · at 8.2%: $26,022/mo (+4,708)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
17.8x
median home price as a multiple of annual household income
Stretched
Renting
24%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $4,878/mo, while renters pay about $4,853/mo — owning runs $25/mo higher on these medians.

Median price
$4.35M
Household income · yr
$244K
Median rent · wk
$1,120
Owner mortgage · mo
$4,878
Gross yield
1.3%

Household income

ABS Census · ATO
$244K household · yr+196.1% vs NSW suburb median
Personal
$69K
Family
$249K
Household
$244K
Household income distribution (ABS Census 2021 · weekly)fewer than 58% could service the median house
Under $300
18
$300-649
42
$650-999
40
$1,000-1,499
55
$1,500-1,999
53
$2,000-2,999
114
$3,000-3,999
80
$4,000+
551

Serviceability line: a household needs about $16,395/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 40% of households here would spend more than 30% of income on rent (rent stress line: $3,733/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (1,048 households)0.8% social housing
Owned outright
48%
Owned with mortgage
43%
Rented
8%
Dwelling structure4.1% of dwellings unoccupied on census night
Separate house
96%
Townhouse / semi
3%
Flat / apartment
1%

Getting to work: 27% drive, 1% public transport, 2% walk or cycle, 68% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Livability

OSM · GTFS · schools + hospitals
37/ 100 livability index

Top 63% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 37% of Australian suburbs
WeakerTypicalStronger
Everyday access56
Public transport (23 stops)59
Schools & hospitals0

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
4,025
1,487 per 100k
D2 vs AU

Crime

lga
Rate · per 100k1,487
Total incidents4,025· April 2025 - March 2026
  • Assault99460%
  • Sexual Offences35321%
  • Robbery241%
  • Break And Enter27817%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

92.0%

Suburb share of occupied private dwellings recorded as separate houses.

14.5 pp above the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

59.6%

Broad suburb sampling only; the property zoning and overlays can differ.

17.3 pp above the state median

State median 42.3% · 1,245 valid suburbs

Rental households

8.4%

Demand context only; it does not establish permission to rent a secondary dwelling.

17.5 pp below the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Balgowlah Heights unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Balgowlah Heights, NSW 2093 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

High broad-area context

About 44.8% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
High exposure ~44.8%
~44.8% of the suburb is Bush Fire Prone Land · ~30.9% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Short-term rentals

Inside Airbnb
23
active listings · ~6.5 per 1,000 residents
91%
entire homes (vs private rooms)
44%
run by multi-listing operators

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Low Density Residential
Residential 56% Public / Open space 38% Commercial / Mixed 1%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Balgowlah - Clontarf - Seaforth SA2 area · 2022 base
20,544 people · 202220,322 by 2032 (-1.1%)

ABS population projection (2022 base) for the Balgowlah - Clontarf - Seaforth SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Balgowlah Heights NSW — Property Data and Demographics

Balgowlah Heights (postcode 2093) is a smaller residential area in New South Wales within the Northern Beaches local government area. With a population of 3,546, the suburb has an established family demographic with a median age of 43. Households earn a median income of $244K per year, with an average household size of 3.3 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.5% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, clerical & administrative. Employment in the area leans toward professional services and finance & insurance. The top ancestries reported are English, Australian, Irish.

The median house price in Balgowlah Heights is $4.3 million, having moved lower by 3.3% over the past year. The current median weekly rent is $1120. This gives a gross rental yield of approximately 1.3%. The median monthly mortgage repayment is $4,878.

Public transport access includes 23 bus stops. The crime rate in the Northern Beaches LGA is low at 1,487 incidents per 100,000 population.

From an investment perspective, Balgowlah Heights shows a gross rental yield of approximately 1.3%, rated as low yield. Property prices are above the state median ($4.3M/$1.5M), placing it in the premium segment. The price-to-income ratio of 17.8x is considered stretched. House prices have moved -3.3% year-on-year. Population growth of +0.5% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield1.3%↓ Low Yield
Price vs State$4.3M/$1.5M↓ Above Median
Affordability17.8x↓ Stretched
Price Momentum-3.3%↓ Falling
Pop. Growth+0.5%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$4,878
Rent · wk(Census)$1320
Market rent · wk(2026-06)$1120
Gross yield1.6%
Price / income17.8x
Sales vol (latest Q)(2025-Q3)5
Population growth · Northern Beaches LGAABS ERP
Population (2025)272,656
5-year growth+0.3% CAGR
YoY change+0.5%
20012025
Development · Northern Beaches LGAABS Approvals
Approvals (2026)535
Houses 61%Units 39%
YoY change+0%
Employment · Northern Beaches LGASALM
Unemployment (Dec-25)3.8%
YoY change+1pp
Dec-10Dec-25
Property investors · Postcode 2093ATO
Negatively geared8.1%
1,289 of filers
Avg rental loss$14,496/yr
Landlords (rental income)2,955
Reported capital gains2,786
People & prosperity
DemographicsCensus 21
Population3,546
Median age43
Household size3.3
HH income · wk$4,687
Personal income · wk$1,333
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)10/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$3,726 → $4,687
Change+25.8%
vs NSW median+5.2 pp
Median rent+20%
stablevs NSW 2016–21
Top occupationsCensus
Professionals652Managers487Clerical & Administrative167Sales114Community & Personal Service108
Top industriesCensus
Professional Services369Finance & Insurance219Healthcare159Education134Retail Trade107
Top ancestryCensus
English1,648Australian1,137Irish498Scottish464Chinese149
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies1
GP / clinics0
Fuel stations0
Cafes & dining3
iga1
TransportGTFS
Bus stops23
Hospitals · Northern Beaches LGAAIHW
Public3
Private6
Adolescent and Young Adult Hospice Manlypublic
Mona Vale Hospitalpublic
Northern Beaches Hospitalpublic
Arcadia Pittwater Private Hospitalprivate
Dee Why Endoscopy Unitprivate
Delmar Private Hospitalprivate
+3 more in Northern Beaches LGA
Aged care · Northern Beaches LGAGEN
Facilities26
Residential places2,486
Uniting Wesley Gardens Belrose285 places
RSL ANZAC Village221 places
Peter Cosgrove House216 places
Narrabeen Glades Care Community148 places
Arcare Warriewood132 places
Elizabeth Jenkins Place Aged Care Plus Centre126 places
+20 more in Northern Beaches LGA
Childcare · Northern Beaches LGAACECQA
Services177
Approved places13,410
Exceeding NQS40
Harbord OOSH Centre350 places
Manly West Before and After School Care260 places
Curly Kids OOSH225 places
Arabanoo Inc215 places · in suburb
Little Zak's Academy Brookvale212 places
Killarney Heights OSHC Centre189 places
+171 more in Northern Beaches LGA
Nearby in Northern Beaches LGA12
Bayview$3.6M · 3,807North Curl Curl$4.4M · 4,288North Balgowlah$3.1M · 3,816Queenscliff$5.6M · 3,407Collaroy Plateau$3.5M · 4,805North Manly$3.0M · 3,396Killarney Heights$2.9M · 4,502Curl Curl$4.0M · 2,364Bilgola Plateau$2.4M · 3,650Davidson$2.5M · 2,725Fairlight$4.9M · 6,141Wheeler Heights$2.4M · 3,232
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.

Current status
Add Balgowlah Heights if it deserves a shortlist slot.

No saved AU suburbs yet.

EMPTY SET

No saved suburbs yet. Start with one ranking or suburb page, then compare once you have two candidates.

Open rankings to save the first candidates.

Model current suburb
Sources & freshness
Strong evidence

Balgowlah Heights carries enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2025-Q3 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 23 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Balgowlah Heights sits in Sydney — explore the metro.

Balgowlah Heights FAQ

Common questions
  1. What LGA is Balgowlah Heights in?

    Balgowlah Heights is in the Northern Beaches Local Government Area, NSW, postcode 2093. Council-level context for Northern Beaches LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Balgowlah Heights?

    The current median house price in Balgowlah Heights, NSW is $4.3M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Balgowlah Heights?

    The median weekly rent in Balgowlah Heights is $1120/wk, based on the current market rent dataset. The current rent signal is rent-pressure candidate.

  4. What does the rent signal say about Balgowlah Heights?

    Rent-pressure candidate: Balgowlah Heights rents screen above the local benchmark. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Balgowlah Heights a good investment?

    QuickProperty's investment signals for Balgowlah Heights show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Balgowlah Heights?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Balgowlah Heights data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.