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Suburb profile ·Canterbury-Bankstown LGA · NSW ·2191

Belfield NSW 2191

Belfield is in Canterbury-Bankstown LGA, NSW, postcode 2191, with population 6,555.

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.

$900/wk
Rising
+24.1% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2191 · Jun 2026
$1170
$700
Jun 2025Jun 2026
Why it fits

Transport coverage adds a practical access signal.

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
$2.2M
House median, latest period
↑7.1%YoY D10 vs AU
Median rent
$900/wk
Rent-pressure candidate
↑24.1%YoY D10 vs AU
Gross yield
2.2%
Low yield band
D6 vs AU
Population
6,555
7K local footprint
D10 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
20 min
15.2 km to Sydney CBD · free-flow
Transit to city
57 min
Public transport to Sydney CBD · weekday 8am
Solar
446
31 added 12mo · 3MW
Price cycleAt its peak
LowPeak

At / near its all-time high

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 positionAt its peak
Low · 2006Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+8.3%
5-yr
+5.2%
10-yr
+5.9%
Indicative cashflow-$1,452/wk (-$75,492/yr) · interest-only @ 6.4%, 80% LVR
Market turnover3.1% of homes traded/yr (71 sales · -6% vs 3-yr avg)
Value vs advantage+208% vs suburbs of similar SEIFA advantage (decile 3)

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
Dgrade · 26/100 · top 74% of 3,604AU suburbs
Peer distributionstronger than 26% of AU suburbs
WeakerTypicalStronger
Capital growth27
Rental yield24
Stability59
Volatility-10.4ppCycle-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 Belfield

Owner-occupied 69%Rented 31%
Investor activityATO
Negatively geared10.3%
365 of 768 landlords
Avg rental loss$10,617/yr
Landlords (rental income)768
Reported capital gains258
Investor exposure index(low vs national)39.7/100
The read

Mixed owner-renter market

66% of homes here are owner-occupied and 30% rented, with 10% of landlords negatively geared.

Why it fits

A balanced 66% owner-occupier / 30% renter mix.

What to check

Social housing is 10% of dwellings — check tenant mix and resale demand.

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
141%
of household income to service a new loan
32.1 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $10,583/mo vs median rent $3,900/mo (+171% · +$1542/wk)

If rates move

At 4.2%: $8,450/mo (-2,133) · at 6.2% (current): $10,583/mo · at 8.2%: $12,921/mo (+2,338)

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
24.1x
median home price as a multiple of annual household income
Stretched
Renting
52%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $2,500/mo, while renters pay about $3,900/mo — renting runs $1,400/mo higher on these medians.

Median price
$2.16M
Household income · yr
$90K
Median rent · wk
$900
Owner mortgage · mo
$2,500
Gross yield
2.2%

Household income

ABS Census · ATO
$90K household · yr+9.1% vs NSW suburb median
Personal
$35K
Family
$107K
Household
$90K
Household income distribution (ABS Census 2021 · weekly)fewer than 13% could service the median house
Under $300
124
$300-649
293
$650-999
228
$1,000-1,499
265
$1,500-1,999
249
$2,000-2,999
366
$3,000-3,999
250
$4,000+
274

Serviceability line: a household needs about $8,141/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 74% of households here would spend more than 30% of income on rent (rent stress line: $3,000/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (2,184 households)9.6% social housing
Owned outright
32%
Owned with mortgage
34%
Rented
30%
Dwelling structure5.9% of dwellings unoccupied on census night
Separate house
67%
Townhouse / semi
24%
Flat / apartment
9%

Getting to work: 49% drive, 3% public transport, 1% walk or cycle, 43% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1036
Students239
Catholic1
  • St Michael's Catholic Primary SchoolPrimary · Catholic · ICSEA 1036

Livability

OSM · GTFS · schools + hospitals
46/ 100 livability index

Top 54% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 46% of Australian suburbs
WeakerTypicalStronger
Everyday access27
Public transport (27 stops)64
Schools & hospitals25

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
8,869
2,302 per 100k
D4 vs AU

Crime

lga
Rate · per 100k2,302
Total incidents8,869· April 2025 - March 2026
  • Assault2,79569%
  • Sexual Offences58414%
  • Robbery702%
  • Break And Enter60815%

Development screen

Could a secondary dwelling be worth investigating?

More supporting context
secondary dwelling / granny flat screening context Low 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

62.8%

Suburb share of occupied private dwellings recorded as separate houses.

14.7 pp below the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

83.5%

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

41.2 pp above the state median

State median 42.3% · 1,245 valid suburbs

Rental households

30.3%

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

Near the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

No mapped bushfire exposure

The staged suburb layer shows no mapped exposure; this is not a property-level clearance. 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: Belfield 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.

Belfield, NSW 2191 · 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

No mapped bushfire exposure

About 0.0% 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
No mapped exposure ~0.0%
~0.0% of the suburb is Bush Fire Prone Land

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
5
active listings · ~0.8 per 1,000 residents
80%
entire homes (vs private rooms)
40%
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 Medium Density Residential
Residential 74% Public / Open space 10% Other 4% Commercial / Mixed 1%
Residential density: Standard

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 · Belmore - Belfield SA2 area · 2022 base
20,501 people · 202222,259 by 2032 (+8.6%)

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

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

Located in New South Wales within the Canterbury-Bankstown local government area, Belfield is a mid-sized suburb (postcode 2191). With a population of 6,555, the suburb has an established family demographic with a median age of 40. Households earn a median income of $90K per year, with an average household size of 2.9 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.0% 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, clerical & administrative, managers. Employment in the area leans toward healthcare and construction. The top ancestries reported are Lebanese, Australian, Italian.

Belfield has a median house price of $2.2 million, which has risen solidly by 7.1% year-on-year. Units have a median price of $933,000 (+4.8% YoY). The current median weekly rent is $900. This gives a gross rental yield of approximately 2.2%. The median monthly mortgage repayment is $2,500.

Belfield is served by 1 school, including 1 primary. The average ICSEA score is 1036, which is around the national average of 1,000. Public transport access includes 27 bus stops. The crime rate in the Canterbury-Bankstown LGA is below average at 2,302 incidents per 100,000 population.

On the investment side, Belfield shows a gross rental yield of approximately 2.2%, rated as low yield. Property prices are above the state median ($2.2M/$1.5M), placing it in the premium segment. The price-to-income ratio of 24.1x is considered stretched. House prices have moved +7.1% year-on-year. Population growth of +1.0% 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 Yield2.2%↓ Low Yield
Price vs State$2.2M/$1.5M↓ Above Median
Affordability24.1x↓ Stretched
Price Momentum+7.1%↑ Rising
Pop. Growth+1.0%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,500
Rent · wk(Census)$460
Market rent · wk(2026-06)$900
Gross yield1.1%
Price / income24.1x
Sales vol (latest Q)(2025-Q4)9
Population growth · Canterbury-Bankstown LGAABS ERP
Population (2025)389,687
5-year growth+0.7% CAGR
YoY change+1%
20012025
Development · Canterbury-Bankstown LGAABS Approvals
Approvals (2026)1,521
Houses 36%Units 64%
YoY change+0%
Employment · Canterbury-Bankstown LGASALM
Unemployment (Dec-25)6.6%
YoY change+0.3pp
Dec-10Dec-25
Property investors · Postcode 2191ATO
Negatively geared10.3%
365 of filers
Avg rental loss$10,617/yr
Landlords (rental income)768
Reported capital gains258
People & prosperity
DemographicsCensus 21
Population6,555
Median age40
Household size2.9
HH income · wk$1,727
Personal income · wk$672
Persons / bedroom1
SEIFA indexABS
Advantage (IRSAD)3/10
Education (IEO)8/10
Economic (IER)4/10
Disadvantage (IRSD)7/10
Income momentumCensus 16→21
HH income · wk$1,440 → $1,727
Change+19.9%
vs NSW median-0.7 pp
Median rent+7%
stablevs NSW 2016–21
Top occupationsCensus
Professionals604Clerical & Administrative457Managers355Technicians & Trades322Community & Personal Service247
Top industriesCensus
Healthcare352Construction287Retail Trade249Education247Finance & Insurance174
Top ancestryCensus
Lebanese1,260Australian925Italian839Chinese827English674
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations2
Cafes & dining2
TransportGTFS
Bus stops27
Hospitals · Canterbury-Bankstown LGAAIHW
Public3
Private3
Bankstown Lidcombe Hospitalpublic
Canterbury Hospitalpublic
Tresillian Care Centrespublic
Bankstown Day Hospitalprivate
Icon Cancer Centre Revesbyprivate
Kingsgrove Day Hospitalprivate
Aged care · Canterbury-Bankstown LGAGEN
Facilities31
Residential places2,872
St Basil's Lakemba195 places
Bankstown Terrace Care Community155 places
Estia Health Bankstown150 places
Gillawarna Village150 places
Bupa Bankstown146 places
Bupa Clemton Park144 places
+25 more in Canterbury-Bankstown LGA
Childcare · Canterbury-Bankstown LGAACECQA
Services313
Approved places14,387
Exceeding NQS34
Earlwood Caring For Kids165 places
Splash Centre160 places
SCECS OSHC St Luke's Revesby144 places
Earlwood Montessori Academy133 places
Clemton Park Combined OSHC130 places
SCECS OSHC Our Lady of Fatima Kingsgrove130 places
+307 more in Canterbury-Bankstown LGA
Nearby in Canterbury-Bankstown LGA12
Picnic Point$1.8M · 6,413Hurlstone Park$2.5M · 5,001Canterbury$2.0M · 9,430Sefton$1.4M · 6,300Narwee$1.8M · 5,411Kingsgrove$2.2M · 12,881Bass Hill$1.6M · 10,230Georges Hall$1.6M · 9,739Wiley Park$1.8M · 10,016Padstow Heights$1.8M · 3,594Milperra$1.6M · 4,074Padstow$1.9M · 14,017
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Belfield has 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-Q4 · 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 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 27 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

Belfield sits in Sydney — explore the metro.

Belfield FAQ

Common questions
  1. What LGA is Belfield in?

    Belfield is in the Canterbury-Bankstown Local Government Area, NSW, postcode 2191. Council-level context for Canterbury-Bankstown LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Belfield?

    The current median house price in Belfield, NSW is $2.2M, 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 Belfield?

    The median weekly rent in Belfield is $900/wk, based on the current market rent dataset. The current rent signal is rent-pressure candidate.

  4. What does the rent signal say about Belfield?

    Rent-pressure candidate: Belfield 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 Belfield a good investment?

    QuickProperty's investment signals for Belfield 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 Belfield?

    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 Belfield 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.