Belmore

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

As of May 2026, the estimated population of the suburb of Belmore is around 14,008, reflecting an increase of 227 people since the 2021 Census. This increase represents a growth rate of 1.6%. The change was inferred from AreaSearch's estimation of the resident population at 13,983 following examination of the latest ERP data release by the ABS in June 2025 and an additional 113 validated new addresses since the Census date. This level of population results in a density ratio of 5,131 persons per square kilometer, placing Belmore in the top 10% of national locations assessed by AreaSearch. Overseas migration contributed approximately 74.0% of overall population gains during recent periods, driving primary growth for the area.

AreaSearch adopts 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 released in 2022 with a base year of 2021 for areas not covered. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on aggregated SA2-level projections, the suburb of Belmore is expected to increase its population by 1,334 persons to 2041, reflecting an overall increase of approximately 9.3% over the 16-year period. This growth rate is just below the median for Australian statistical areas.

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 shows Belmore has had around 25 new homes approved each year over the past five financial years. This totals an estimated 129 homes from FY-21 to FY-25. As of FY-26, there have been 23 approvals recorded. On average, 2.1 people move to the area per new home constructed annually during this period, indicating solid demand that supports property values.

New homes are being built at an average expected construction cost value of $572,000, suggesting 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 ranks among the 28th percentile nationally, offering more limited choices for buyers and supporting demand for existing properties. This activity is under the national average, indicating the area's established nature and suggesting potential planning limitations.

New building activity comprises 55.0% detached houses and 45.0% townhouses or apartments, featuring an increasing blend of attached housing types offering choices across price ranges. The location has approximately 587 people per dwelling approval, demonstrating an established market. Population forecasts indicate Belmore will gain 1,309 residents by 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 35 projects likely to impact the area. Notable projects include Belmore Sydney Metro Station Upgrade, Sydney Metro City and Southwest, Canterbury-Bankstown Bulldogs Centre of Excellence, and Belmore Town Centre Upgrades. The following list details those 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 assessment indicates Belmore faces employment challenges relative to the majority of Australian markets

Belmore has an educated workforce with strong professional services representation. Its unemployment rate was 6.2% in the past year, with estimated employment growth of 4.3%. As of December 2025, 7,002 residents were employed while the unemployment rate was 2.0% higher than Greater Sydney's rate of 4.2%.

Workforce participation lagged at 62.8%, compared to Greater Sydney's 68.8%. A high 38.7% of residents worked from home, potentially influenced by Covid-19 lockdowns. Leading employment industries were health care & social assistance, retail trade, and construction. The area showed strong specialization in transport, postal & warehousing (1.5 times the regional level) but lower representation in professional & technical services (7.9% vs regional average of 11.5%).

Employment opportunities locally appeared limited based on Census data. Over a 12-month period ending December 2025, employment increased by 4.3%, labour force by 4.0%, reducing the unemployment rate by 0.3 percentage points. In comparison, Greater Sydney recorded employment growth of 2.2% and labour force growth of 2.3%. National employment forecasts from Jobs and Skills Australia (May-25) project national employment to expand by 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 postcode level ATO data for financial year 2023 shows Belmore's median income is $45,042 and average income is $57,601. This is below Greater Sydney's median of $60,817 and average of $83,003. By March 2026, estimates suggest median income will be approximately $49,690 and average income $63,545, based on a 10.32% Wage Price Index growth since financial year 2023. The 2021 Census ranks Belmore's household income at the 33rd percentile ($1,456 weekly) and personal income at the 17th percentile. Income brackets indicate that 31.2% of residents (4,370 people) fall within the $1,500 - 2,999 bracket. Housing affordability pressures are severe, with only 78.9% of income remaining, 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

Belmore's dwelling structure, as per 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. Home ownership in Belmore was at 27.5%, similar to Sydney metro's level. The remaining dwellings were either mortgaged (27.5%) or rented (45.0%). The median monthly mortgage repayment in Belmore was $2,156, below the Sydney metro 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. Rents in Belmore exceeded the national figure of $375.

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

Family households constitute 69.6% of all households, including 32.2% couples with children, 20.5% couples without children, and 14.8% single parent families. Non-family households comprise the remaining 30.4%, with lone person households at 26.2% and group households making up 4.3%. The median household size is 2.6 people, 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 Trail's educational qualifications slightly lag behind Greater Sydney's regional benchmarks. Specifically, 28.8% of Belmore Trail residents aged 15 and above hold university degrees, compared to Greater Sydney's 38.0%. This discrepancy suggests potential for educational development and skill enhancement in the region. Bachelor degrees are most prevalent at 20.4%, followed by postgraduate qualifications (6.8%) and graduate diplomas (1.6%).

Vocational credentials are also prominent among residents aged 15 and above, with 28.3% holding such qualifications. Advanced diplomas account for 11.0%, while certificates make up 17.3%. Educational participation is notably high in Belmore Trail, 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 accessibility of these transport services is rated as excellent, with residents typically living just 135 meters from the nearest stop. As a predominantly residential area, most Belmore residents commute outward. Cars remain the primary mode of transportation for 71% of residents, while 18% use trains. On average, there is one vehicle per dwelling in Belmore, which is below the regional average.

According to the 2021 Census, a high proportion of residents, 38.7%, work from home, a figure that may be influenced by COVID-19 conditions. The service frequency across all routes 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 (~6,968 people), compared to 59.9% across Greater Sydney and a national average of 55.7%.

The most common medical conditions in the area 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 18.4% of residents aged 65 and over (2,577 people), higher than the 15.5% 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 has a population where 52.3% were born overseas and 68.1% speak a language other than English at home. Christianity is the predominant religion, with 57.0%. Islam makes up 14.8%, higher than Greater Sydney's average of 6.8%.

The top three ancestry groups are Other (24.1%), Greek (13.2%), and Lebanese (10.4%), all substantially higher than regional averages. Korean (2.8%) and Vietnamese (4.4%) are notably overrepresented compared to regional averages of 1.1% and 1.8%, respectively, while Spanish is slightly overrepresented at 0.7%.

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

The median age in Belmore is 38 years, close to Greater Sydney's average of 37 and equivalent to Australia's median of 38. Compared to Greater Sydney, Belmore has a higher percentage of residents aged 55-64 (12.1%) but fewer residents aged 5-14 (9.7%). Between the 2021 Census and now, the population aged 85+ has increased from 2.5% to 3.3%, while the 45-54 age group has decreased from 13.1% to 12.0%. By 2041, Belmore's age composition is expected to shift notably. The 75-84 age group is projected to grow by 49% (435 people), reaching 1,318 from 882. Those aged 65 and above are expected to comprise 63% of the population growth. Meanwhile, population declines are projected for the 0-4 and 5-14 age groups.