Belmore

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

Based on analysis of ABS population updates for the broader area and new addresses validated by AreaSearch, as of Feb 2026, the estimated population of Belmore is around 14,400. This reflects an increase of 619 people (4.5%) since the 2021 Census, which reported a population of 13,781. The change was inferred from the resident population of 14,112 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 88 validated new addresses since the Census date. This level of population equates to a density ratio of 5,274 persons per square kilometer, placing Belmore within the top 10% of national locations assessed by AreaSearch. The suburb's 4.5% growth since census is within 1.2 percentage points of the SA3 area (5.7%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, contributing approximately 74.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Considering projected demographic shifts, a population increase just below the median of national areas is expected for Belmore. Based on aggregated SA2-level projections, the suburb is expected to grow by 1,510 persons to 2041, reflecting an increase of 8.5% in total over the 17 years.

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

Belmore has recorded approximately 25 residential properties granted approval per year over the past five financial years ending FY-25. This totals an estimated 129 homes. In FY-26, so far, 19 approvals have been recorded. Each dwelling built over this period has gained an average of 2.4 new residents per year, reflecting strong demand that supports property values.

New homes are being constructed at an average expected cost of $572,000, indicating a focus on the premium segment with upmarket properties. This financial year has seen $6.6 million in commercial approvals, suggesting limited commercial development focus. Compared to Greater Sydney, Belmore records around 66% of building activity per person. Nationally, it ranks at the 28th percentile of areas assessed, indicating somewhat limited buyer options while strengthening demand for established properties.

This activity is also below the national average, suggesting the area's established nature and potential planning limitations. New development consists of 55.0% detached dwellings and 45.0% townhouses or apartments, offering choices across price ranges from spacious family homes to more accessible compact options. With around 592 people per dwelling approval, Belmore reflects a highly mature market. According to the latest AreaSearch quarterly estimate, Belmore is expected to grow by 1,222 residents through to 2041. If current construction levels persist, housing supply could lag population growth, potentially intensifying buyer competition and underpinning price growth.

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

The performance of an area can significantly be influenced by changes to its local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 37 such projects that are likely to impact the area. Notable among these are 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 considered 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.

Employment performance in Belmore has been below expectations when compared to most other areas nationally

Belmore has an educated workforce with strong representation in professional services. The unemployment rate is 6.0% and there was a 5.2% employment growth over the year ending December 2025, as per AreaSearch's statistical area data aggregation. As of December 2025, 7,272 residents are employed with an unemployment rate of 1.9% above Greater Sydney's rate of 4.2%.

Workforce participation is lower at 64.6%, compared to Greater Sydney's 70.2%. A high proportion of residents work from home, with 38.7% reporting this arrangement in Census responses. The dominant employment sectors are health care & social assistance, retail trade, and construction. However, the area shows significant specialization in transport, postal & warehousing, with an employment share 1.5 times the regional level.

Professional & technical services have a limited presence at 7.9%, compared to the regional rate of 11.5%. Employment opportunities locally may be limited, as indicated by the difference between working population and resident population counts. Between December 2024 and December 2025, employment increased by 5.2% while labour force grew by 4.9%, reducing the unemployment rate by 0.3 percentage points. In contrast, Greater Sydney saw employment growth of 2.2% and labour force growth of 2.3%, with a marginal increase in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Belmore's employment mix indicates 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

Belmore suburb's income level is below national average per latest ATO data aggregated by AreaSearch for financial year ending June 30, 2023. Median income among taxpayers in Belmore was $45,042, with average income at $57,601. Greater Sydney figures were $60,817 and $83,003 respectively. By September 2025, estimated median income would be approximately $49,033, and average around $62,704, based on Wage Price Index growth of 8.86%. Census data shows household income ranks at the 33rd percentile ($1,456 weekly), personal income at the 17th percentile. Income brackets indicate that 31.2% (4,492 individuals) earn between $1,500 - $2,999 annually, consistent with metropolitan region's 30.9%. Housing affordability pressures are severe; only 78.9% of income remains, 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 structures, as per the latest Census, consisted of 43.9% houses and 56.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's 55.9% houses and 44.1% other dwellings. Home ownership in Belmore was at 27.5%, similar to Sydney metro, with the rest being mortgaged or rented equally at 27.5%. The median monthly mortgage repayment was $2,156, below Sydney metro's average of $2,427. Median weekly rent in Belmore was $380, compared to Sydney metro's $470. Nationally, Belmore's mortgage repayments were higher at $2,156 versus the Australian average of $1,863, and 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% of all households, including 32.2% couples with children, 20.5% couples without children, and 14.8% single parent families. Non-family households make up the remaining 30.4%, with lone person households at 26.2% and group households comprising 4.3%. 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

Educational qualifications in Belmore trail regional benchmarks, with 28.8% of residents aged 15 years and over holding university degrees compared to 38.0% in Greater Sydney as of the 2016 Census. This gap highlights potential for educational development and skills enhancement. Bachelor degrees lead at 20.4%, followed by postgraduate qualifications (6.8%) and graduate diplomas (1.6%). Trade and technical skills feature prominently, with 28.3% of residents aged 15 years and over holding vocational credentials – advanced diplomas (11.0%) and certificates (17.3%).

Educational participation is notably high, with 32.8% of residents currently enrolled in formal education as of the 2016 Census. 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. Most residents commute outwards due to Belmore's primarily residential nature. Cars remain the dominant mode of transport for these outward journeys, used by 71% of residents, while trains are used by 18%. The average vehicle ownership per dwelling is 1.0, which is below the regional average.

According to the 2021 Census, a high proportion of Belmore's residents, specifically 38.7%, work from home, possibly due to COVID-19 conditions. On average, there are 677 transport trips per day across all routes in Belmore, 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 shows better-than-average health outcomes, as assessed by AreaSearch's analysis of mortality rates and chronic condition prevalence. Both younger and older age groups have low prevalence of common health conditions. Private health cover is relatively low at approximately 50% of the total population (~7,164 people), compared to Greater Sydney's 59.9%.

Nationally, it stands at 55.7%. The most prevalent medical conditions are arthritis (6.0%) and diabetes (5.7%). 76.2% of residents report no medical ailments, compared to 74.6% in Greater Sydney. Working-age residents have low chronic condition prevalence. The area has 18.4% of residents aged 65 and over (2,649 people), higher than Greater Sydney's 15.4%. Health outcomes among seniors are strong, aligning with national rankings for 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 culturally diverse, with 52.3% born overseas and 68.1% speaking a language other than English at home. Christianity is the main religion in Belmore, comprising 57.0%. Islam is overrepresented, making up 14.8%, compared to 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%), Vietnamese (4.4%), and Spanish (0.7%) ethnicities are notably overrepresented in Belmore compared to regional averages of 1.1%, 1.8%, and 0.6% respectively.

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

The median age in Belmore is close to Greater Sydney's average of 37 years and equivalent to Australia's median of 38 years. Compared to Greater Sydney, Belmore has a higher proportion of residents aged 55-64 (12.2%) but fewer residents aged 35-44 (12.9%). Between the 2021 Census and now, the proportion of residents aged 15-24 has increased from 12.3% to 13.3%, while the proportion of those aged 35-44 has decreased from 13.8% to 12.9%. By 2041, Belmore's age composition is expected to change significantly. The demographic shift will be led by the 75-84 age group, which is projected to grow by 50%, reaching 1,361 from 907. The aging population trend is evident, with those aged 65 and above comprising 67% of projected growth. Conversely, declines in population are projected for the 5-14 and 0-4 age groups.