Belmore

Belmore has seen population growth performance typically on par with national averages when looking at short and medium term trends

As of Feb 2026, the estimated population of the suburb of Belmore is around 14,400, reflecting a growth of 619 people since the 2021 Census. This increase represents a 4.5% change from the previous population count of 13,781. The latest resident population estimate by AreaSearch is 14,112, following examination of the ABS's June 2024 ERP data release and validation of additional 88 new addresses since the Census date. This results in a population density ratio of 5,274 persons per square kilometer, placing Belmore within the top 10% of national locations assessed by AreaSearch. The suburb's growth rate since the census, at 4.5%, is within 1.2 percentage points of its SA3 area (5.7%), indicating strong growth fundamentals. Overseas migration contributed approximately 74.0% to Belmore's population gains in recent periods.

AreaSearch employs ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2-level projections for areas not covered by this data, released in 2022 with a base year of 2021. These projections indicate that Belmore is expected to increase by 1,513 persons by 2041, reflecting a total increase of 9.3% over the 17-year period.

Residential development activity is lower than average in Belmore according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows Belmore has seen around 25 new homes approved each year over the past five financial years, totalling an estimated 129 homes. So far in FY-26, 17 approvals have been recorded. Over these five years, approximately 2.5 people moved to the area per new home constructed, suggesting solid demand that supports property values. New homes are being built at an average expected construction cost value of $572,000, indicating a developer focus on the premium segment with upmarket properties.

In FY-26, $6.6 million in commercial development approvals have been recorded, showing limited commercial development focus compared to residential. Relative to Greater Sydney, Belmore has around two-thirds the rate of new dwelling approvals per person and places among the 28th percentile of areas assessed nationally, suggesting more limited choices for buyers and supporting demand for existing properties. This activity is similarly under the national average, indicating the area's established nature and potential planning limitations. New building activity shows 55.0% detached houses and 45.0% townhouses or apartments, offering choices across price ranges from spacious family homes to more accessible compact options.

The location has approximately 592 people per dwelling approval, demonstrating an established market. Population forecasts indicate Belmore will gain 1,337 residents through to 2041, potentially leading to housing supply struggles at current development rates and heightened buyer competition supporting price increases.

Belmore has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

The performance of an area is significantly influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified 37 such projects that are expected to impact the area. Notable projects include the Belmore Sydney Metro Station Upgrade, the Sydney Metro City & Southwest project, the Canterbury-Bankstown Bulldogs Centre of Excellence, and the Belmore Town Centre Upgrades. The following list details those projects likely to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch analysis reveals Belmore recording weaker employment conditions than most comparable areas nationwide

Belmore has an educated workforce with professional services well represented. The unemployment rate was 6.3% in the past year, with estimated employment growth of 3.0%. As of September 2025, 7,206 residents were employed while the unemployment rate was 2.1% higher than Greater Sydney's rate of 4.2%.

Workforce participation was lower at 64.6%, compared to Greater Sydney's 70.0%. A high proportion of residents worked from home, with Covid-19 lockdown impacts considered. Leading employment industries were health care & social assistance, retail trade, and construction. The area had strong specialization in transport, postal & warehousing (employment share 1.5 times the regional level), but lower representation in professional & technical services (7.9% vs regional average of 11.5%).

The predominantly residential area offered limited local employment opportunities. Over a 12-month period ending September 2025, employment increased by 3.0%, labour force by 3.6%, raising the unemployment rate by 0.5 percentage points. Greater Sydney recorded lower growth rates and unemployment increase. Jobs and Skills Australia's national employment forecasts from May-25 project overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Belmore's employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years, though this is a simple extrapolation for illustrative purposes only.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows that in Belmore, median income is $45,042 and average income is $57,601. This is below Greater Sydney's median income of $60,817 and average income of $83,003. By September 2025, estimated incomes would be approximately $49,033 (median) and $62,704 (average), based on an 8.86% Wage Price Index growth since financial year 2023. According to the 2021 Census, Belmore's household income ranks at the 33rd percentile ($1,456 weekly) and personal income at the 17th percentile. The $1,500 - 2,999 income bracket dominates with 31.2% of residents (4,492 people), consistent with broader trends across the region showing 30.9% in the same category. Housing affordability pressures are severe, with only 78.9% of income remaining after housing costs, ranking at the 26th percentile.

Belmore features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

The dwelling structure in Belmore, as recorded at the latest Census, consisted of 43.9% houses and 56.0% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Sydney metro had 55.9% houses and 44.1% other dwellings. The level of home ownership in Belmore was 27.5%, with the remaining dwellings either mortgaged at 27.5% or rented at 45.0%. The median monthly mortgage repayment in Belmore was $2,156, below Sydney metro's average of $2,427. The median weekly rent figure in Belmore was $380, compared to Sydney metro's $470. Nationally, Belmore's mortgage repayments were higher at $2,156 than the Australian average of $1,863, while rents were also higher at $380 compared to the national figure of $375.

Belmore features high concentrations of group households, with a lower-than-average median household size

Family households account for 69.6 percent of all households, including 32.2 percent couples with children, 20.5 percent couples without children, and 14.8 percent single parent families. Non-family households constitute the remaining 30.4 percent, with lone person households at 26.2 percent and group households comprising 4.3 percent of the total. The median household size is 2.6 people, which is smaller than the Greater Sydney average of 2.7.

Educational attainment in Belmore aligns closely with national averages, showing typical qualification patterns and performance metrics

Belmore's residents aged 15 and above have educational qualifications that trail Greater Sydney's regional benchmarks. Specifically, 28.8% of Belmore residents hold university degrees compared to 38.0% in Greater Sydney. The most prevalent qualification is the bachelor degree, held by 20.4% of residents, followed by postgraduate qualifications (6.8%) and graduate diplomas (1.6%). Vocational credentials are also prominent, with 28.3% of residents holding such qualifications - advanced diplomas at 11.0% and certificates at 17.3%.

Educational participation is notably high in Belmore, with 32.8% of residents currently enrolled in formal education. This includes 9.1% in primary education, 7.8% in secondary education, and 7.6% pursuing tertiary education.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Belmore has 88 active public transport stops, all of which are bus stops. These stops are served by 40 different routes that together facilitate 4,741 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically located just 135 meters from the nearest stop. Most Belmore residents commute outward due to its residential nature. Cars remain the dominant mode of transport at 71%, while 18% use trains. Vehicle ownership averages 1.0 per dwelling, which is below the regional average.

According to the 2021 Census, 38.7% of residents work from home, a figure that may reflect COVID-19 conditions. Across all routes, service frequency averages 677 trips per day, equating to approximately 53 weekly trips per individual stop.

The level of general health in Belmore is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Belmore demonstrates above-average health outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both young and old age cohorts show low prevalence of common health conditions. The rate of private health cover is relatively low at approximately 50% of the total population (~7,164 people), compared to 59.9% across Greater Sydney and a national average of 55.7%.

The most common medical conditions are arthritis and diabetes, impacting 6.0 and 5.7% of residents respectively, while 76.2% declare themselves completely clear of medical ailments, compared to 74.6% across Greater Sydney. Working-age residents show notably healthy outcomes with low chronic condition prevalence. The area has 18.3% of residents aged 65 and over (2,635 people), higher than the 15.4% in Greater Sydney. Health outcomes among seniors are particularly strong, with national rankings broadly in line with the general population.

Belmore is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Belmore's population is predominantly diverse, with 52.3% born overseas and 68.1% speaking a language other than English at home. Christianity is the leading religion in Belmore, practiced by 57.0%. Islam is notably higher at 14.8%, compared to Greater Sydney's average of 6.8%.

Top ancestry groups include Other (24.1%), Greek (13.2%), and Lebanese (10.4%), all substantially higher than regional averages. Other overrepresented ethnicities in Belmore are Korean (2.8% vs 1.1%), Vietnamese (4.4% vs 1.8%), and Spanish (0.7% vs 0.6%).

Belmore's population aligns closely with national norms in age terms

The median age in Belmore is approximately 38 years, similar to Greater Sydney's average age of 37 and equivalent to Australia's median age of 38. Compared to Greater Sydney, Belmore has a higher proportion of residents aged 55-64 (12.1%) but fewer residents aged 35-44 (12.9%). Between the 2016 Census and the 2021 Census, the population aged 15-24 grew from 12.3% to 13.3%, while the population aged 35-44 decreased from 13.8% to 12.9%. By 2041, Belmore's age composition is projected to change significantly. The 75-84 age group is expected to grow by approximately 50% (an increase of 453 people), reaching a total of 1,361 from the previous figure of 907. This growth reflects an aging population trend, with those aged 65 and above accounting for 63% of projected population growth. Conversely, population declines are projected for the 5-14 age group and the 0-4 age group.