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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in North Balgowlah is $3.45m, with units at $995k. House values have moved 1.7% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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North Balgowlah has an estimated 3,801 residents. That puts 3,394 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Analysis of ABS population updates for the wider region, alongside new address validation by AreaSearch since the Census, indicates the population of the suburb of North Balgowlah is approximately 3,801 as of May 2026. This represents a decline of 15 residents (0.4%) from the 2021 Census, which recorded 3,816 residents. The change is calculated from a resident count of 3,794, estimated by AreaSearch using the ABS June 2025 ERP release, combined with an extra 2 validated new addresses post-Census. This population equates to a density of 3,393 individuals per square kilometer, placing the suburb in the top quarter of national locations evaluated by AreaSearch.
Recent population increases were largely powered by overseas migration, which accounted for roughly 95.0% of all population gains. AreaSearch employs ABS/Geoscience Australia projections for each SA2 region published in 2024 with a 2022 baseline. For SA2 regions lacking this dataset, AreaSearch incorporates NSW State Government SA2 projections published in 2022 with a 2021 baseline. Age cohort growth rates from these datasets are applied to all locations for the years 2032 to 2041. Future demographic projections suggest a shrinking population for the suburb of North Balgowlah, with a projected reduction of 85 residents by 2041 using this approach. Conversely, expansion is projected in certain age groups, particularly the 65 to 74 bracket, which is expected to grow by 70 residents.
Frequently Asked Questions - Population
Detail
Only 2 residential builds have received development approval in North Balgowlah over the preceding five years. This indicates the locality is almost entirely developed, with very little unoccupied land remaining for new projects. Established markets like this typically experience consistent demand for existing housing because purchasers have few new construction choices. Compared to the broader Sydney region, North Balgowlah exhibits a marked lack of building activity. This constrained level of new additions generally helps maintain solid demand and pricing for established properties. The rate of construction also falls below the national average, highlighting the suburb's established character and suggesting potential regulatory constraints on planning.
Given that population levels are expected to remain flat or contract, North Balgowlah is likely to experience less pressure on its housing stock, potentially presenting favorable conditions for purchasers.
Frequently Asked Questions - Development
Development applications around North Balgowlah
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 24 current infrastructure and development projects close to North Balgowlah, worth an estimated $4.15 billion. 10 are already under construction and 11 are due for completion within three years. The pipeline spans residential development, sports & recreation and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Changes to local infrastructure, major developments, and urban planning decisions can have a significant impact on local property markets. AreaSearch has identified a total of 4 projects poised to influence the suburb. Key developments include the Seaforth Village Masterplan & Redevelopment, the Seaforth Public School Expansion & Modernisation, the Balgowlah Village Shopping Centre Refurbishment, and the Sangrado Road Residential Development, with details of the most relevant projects provided below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Seaforth Village Masterplan & Redevelopment
A proposed mixed-use village centre redevelopment of the existing Seaforth shopping strip, featuring a new full-line supermarket, specialty retail, dining precinct, medical centre, childcare facility, and improved public domain with laneways and plazas. Developed by Celeste Property, the project aims to transform the ageing centre into a contemporary neighbourhood hub serving the Northern Beaches community.
Balgowlah Village Shopping Centre Refurbishment
Internal refurbishment and tenant remix program at the former Stockland Balgowlah shopping centre. Stockland sold the 12,802 square metre centre to private developer Revelop in March 2024 for 155 million dollars and the asset was rebranded Balgowlah Village following a community naming vote. Revelop has publicly ruled out site redevelopment, including any additional residential tower, and confirmed the strategy is to refresh the interior, refurbish public areas and introduce new fresh food and dining tenancies.Revelop and the centre's own channels describe the transformation as well underway, with new food and beverage tenants such as The Kitchen launching promotions through mid-2026. The centre forms the retail podium of an existing mixed use precinct that already includes 240 apartments above the shopping floors, a car park and Fitness First Platinum gym, and is anchored by Coles, Harbord Growers Market and around 70 specialty stores. An earlier major expansion development application lodged under previous owner Invesco was refused by the Sydney North Planning Panel in 2021 due to traffic, building height and setback concerns and is no longer being progressed.
Totem Road Precinct - Balgowlah Heights
Boutique collection of 28 luxury townhouses and apartments in Balgowlah Heights by Pallas Group, with completion due mid-2026. The project consists of two separate residential buildings.
Sangrado Road Residential Development
Approved medium-density residential development comprising 12 luxury townhouses in the heart of Seaforth.
The Strand - Balgowlah
Luxury collection of 12 oversized 3- and 4-bedroom apartments with rooftop terraces directly opposite North Harbour Reserve, developed by the Toga Group. The development appears to be in the pre-construction or planning phase.
Freshwater Beach Masterplan
A multi-stage revitalization of the Freshwater Beach coastal precinct. Following the 2026 completion of major playground upgrades and a timber lookout deck, current works focus on Stage 4a: the construction of a new standalone public amenities building. This facility includes family change rooms, accessible toilets, and outdoor showers to improve inclusivity and visitor experience at the southern end of the beach.
Frenchs Forest Park Upgrades
$6 million NSW Government funded upgrades to three parks (Brick Pit, Akora, and Rabbett Reserves) as part of Frenchs Forest Town Centre infrastructure. Creating inviting community spaces with enhanced recreational facilities and landscaped environments.
Balgowlah RSL Club Renovations (Stage 1 of Master Plan)
Stage 1 of the Balgowlah RSL Master Plan involves a comprehensive refurbishment of the club facilities. The scope includes the demolition and reconstruction of the main lounge, cafe, and TAB areas, alongside the creation of a new indoor/outdoor bar precinct featuring an operable glass roof. This stage focuses on modernising the 70-year-old venue to enhance community appeal and accessibility while maintaining its role as a key local hub.
1,983 residents of North Balgowlah are employed, from a labour force of 2,050. Unemployment sits at 3.3%, with participation at 72.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,115, about 82% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Data compiled by AreaSearch for the statistical area reveals that North Balgowlah has a highly qualified labor force, with strong representation in the technology sector, a low unemployment rate of 3.3%, and consistent employment patterns over the past year. In March 2026, there were 1,983 employed residents, while the unemployment rate was 0.9% lower than the 4.1% recorded across Greater Sydney. Participation in the workforce was moderate, sitting at 72.2% compared to 69.1% for Greater Sydney. Census records show that a high proportion of residents, 64.7%, worked from home, though this may have been influenced by COVID-19 restrictions.
Resident employment is largely concentrated in professional and technical services, financial and insurance services, and health care and social assistance. The suburb shows a distinct specialization in professional and technical services, where the employment share is 1.6 times the regional average. Conversely, health care and social assistance is underrepresented, making up 10.1% of employment compared to 14.1% across the region. Comparison of the Census working population against resident counts indicates that this primarily residential locality offers few local job opportunities. AreaSearch analysis of SALM and ABS statistics aggregated from broader regions shows that in the year leading to March 2026, local employment grew by 0.1% and the labor force increased by 0.7%, resulting in a 0.6 percentage point rise in the unemployment rate. In comparison, Greater Sydney saw employment rise by 1.9%, the labor force expand by 1.9%, and unemployment decrease slightly. National employment projections from Jobs and Skills Australia dated May-25 offer additional context on future demand in North Balgowlah. These five and ten-year projections have been applied to the local industry mix to model potential growth. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Applying these trends to the local industry profile suggests employment could rise by 7.3% over five years and 14.4% over ten years, based on a basic weighted extrapolation that does not account for localized population changes.
Frequently Asked Questions - Employment
Median household income in North Balgowlah is $4,212 a week (about $219,000 a year), with median personal income at $1,254 a week. ATO records put median taxable income at $75,307 a year against an average of $138,949. The average runs 85% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
AreaSearch aggregation of ATO postcode data released for the 2023 financial year shows that taxpayers in North Balgowlah recorded a median income of $75,307 and an average income of $138,949. This ranks in the highest national percentile, compared to median and average figures of $60,817 and $83,003 for Greater Sydney. Factoring in Wage Price Index growth of 10.32% since the 2023 financial year, current estimates for March 2026 are approximately $83,079 for the median and $153,289 for the average. In the 2021 Census, household, family, and personal incomes in North Balgowlah ranked between the 93rd and 99th percentiles across Australia.
The largest cohort consists of 51.7% of residents earning $4000+ per week (1,965 residents), in contrast to the wider region where the $1,500 - 2,999 bracket is largest at 30.9%. Financial strength is demonstrated by the 60.5% of households earning more than $3,000 weekly, which supports high retail spending. Housing costs consume 14.4% of income, while high earnings place residents in the 99th percentile for disposable income, and the suburb ranks in the 10th decile on the SEIFA income index.
Frequently Asked Questions - Income
North Balgowlah had 1,143 occupied dwellings at the 2021 Census, 90% detached houses and 7% apartments. 53% are owned with a mortgage, 14% rented and 33% owned outright. At that Census the median rent was $825 a week and the median mortgage repayment $4,005 a month, a total housing cost higher than 99% of areas nationally. Rent absorbs 19.6% of household income here and mortgage repayments 21.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing stock in North Balgowlah consisted of 89.8% standalone houses and 10.2% other housing types like duplexes and apartments, compared to 55.9% houses and 44.1% other dwellings across metropolitan Sydney. Home ownership rates in the suburb were significantly higher than the Sydney metro average, standing at 32.9%, with remaining properties held under mortgages (52.8%) or rented (14.3%). The median mortgage repayment of $4,005 per month was well above the Sydney metro average of $2,427, and the median weekly rent was $825 compared to the metropolitan average of $470.
Globally within Australia, mortgage costs in the suburb are much higher than the national median of $1,863, and rent levels are well above the national median of $375.
Frequently Asked Questions - Housing
North Balgowlah counted 1,143 households at the 2021 Census, averaging 3.3 people each. 60% are couples with children, more than in 99% of areas nationally, against 18% couples without children. 11% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 87.8% of all households, consisting of couples with children at 59.8%, couples without children at 18.4%, and single-parent households at 8.8%. Non-family living arrangements account for the remaining 12.2%, with single-person households at 10.5% and group households at 1.7%. The median household size is 3.3 residents, which is larger than the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
49.7% of adults in North Balgowlah hold a university qualification, including 33.5% with a bachelor degree and 11.9% with postgraduate qualifications, higher than 99% of areas nationally. A further 13.0% hold a vocational qualification. 2 schools serve the area, with 460 enrolment places and an average ICSEA of 1,165 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment in North Balgowlah is higher than state and national benchmarks, with 49.7% of residents aged 15+ holding a university degree, compared to 30.4% nationally and 32.2% in NSW. This educational profile positions the suburb well for professional opportunities. Bachelor degrees are the most common qualification at 33.5%, followed by postgraduate degrees at 11.9% and graduate diplomas at 4.3%. Vocational training accounts for 24.4% of qualifications for residents aged 15+, consisting of advanced diplomas at 11.4% and certificates at 13.0%. Enrolment in education is high among residents, with 38.1% currently studying.
This breakdown includes 15.4% attending primary school, 12.0% in high school, and 5.0% enrolled in tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in North Balgowlah reaches 35 stops on 15 routes, timetabled for about 350 services a week. The typical home sits about 130 m from its nearest stop. Households keep an average of 1.6 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Analysis of transport options shows 35 bus stops within North Balgowlah. These stops are served by 15 separate routes, providing a total of 351 weekly passenger journeys. Access to transport is high, with residents living an average of 131 meters from their nearest stop. Because the suburb is mostly residential, many residents travel elsewhere for work, with cars being the main transport mode at 86%, followed by buses at 6% and bicycles at 2%. Vehicle ownership averages 1.6 cars per household, which is higher than the metropolitan average. A high proportion of residents, 64.7%, worked from home during the 2021 Census, which may reflect the pandemic conditions at that time.
Service frequency averages 50 journeys per day across all active routes, which translates to about 10 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
80.0% of residents in North Balgowlah report no long-term health condition, a healthier profile than 93% of areas nationally. 1.9% need daily assistance with core activities, and 81.6% hold private health cover. The standardised death rate runs at 3.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health metrics reflect positive outcomes across North Balgowlah, according to AreaSearch analysis of mortality and chronic illness rates, showing low rates of common illnesses across age brackets. Private health insurance coverage is high, encompassing roughly 82% of the population (3,100 people), compared to 59.9% in Greater Sydney and a national average of 55.7%. Asthma and mental health conditions are the most prevalent health issues in the suburb, affecting 6.4% and 4.9% of residents. Meanwhile, 80.0% of the population reported no chronic medical conditions, compared to 74.6% in Greater Sydney. Residents aged 65 and older make up 11.3% of the suburb (429 people), which is lower than the Greater Sydney level of 15.5%.
Senior residents display positive health trends, with national rankings matching those of the general population.
Frequently Asked Questions - Health
30.2% of North Balgowlah residents were born overseas and 10.1% speak a language other than English at home. The largest reported ancestries are English (31.9%) and Australian (24.1%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
North Balgowlah shows moderate cultural diversity, with 10.1% of residents speaking a non-English language at home and 30.2% born outside Australia. Christianity is the primary religion, followed by 51.7% of the population. The most distinct religious overrepresentation is Judaism, which accounts for 0.6% of residents, compared to 0.8% across Greater Sydney. Regarding parental ancestry, the three most common backgrounds in North Balgowlah are English at 31.9% (higher than the regional average of 19.0%), Australian at 24.1% (higher than the regional average of 17.8%), and Irish at 9.0%. Other distinct ancestries include South Australian at 2.4% (compared to 0.5% regionally), Welsh at 1.1% (compared to 0.4% regionally), and French at 1.1% (compared to 0.5% regionally).
Frequently Asked Questions - Diversity
The median resident of North Balgowlah is 39. 19.4% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 39 in North Balgowlah is slightly older than the Greater Sydney average of 37 and close to the national average of 38. Compared to Greater Sydney, children aged 5 to 14 are highly represented at 20.6% locally, while young adults aged 25 to 34 are underrepresented at 4.5%. The proportion of children aged 5 to 14 is higher than the national figure of 12.0%. Since the 2021 Census, the 15 to 24 age bracket has risen from 11.9% to 14.9%, and the 55 to 64 group has grown from 9.9% to 11.0%.
Conversely, the 5 to 14 group declined from 22.1% to 20.6%, and the 35 to 44 cohort fell from 15.2% to 14.0%. Projections for 2041 point to shifts in the local age profile. The 65 to 74 group is expected to increase by 27% (67 people) to reach 318, up from 250. Aging trends are clear, with residents aged 65 and over accounting for 91% of projected growth, while the 25 to 34 and 45 to 54 brackets are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for North Balgowlah
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 2 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,816 at the 2021 Census → 3,801 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL12991). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.