Chart Color Schemes
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 $3.40m, with units at $1.38m. House values have moved 1.3% 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.
Find a Recent Sale
Sales Detail
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
According to AreaSearch evaluations integrating ABS regional population revisions with post-Census address validations, the population of the suburb of North Balgowlah stands at roughly 3,801 as of Aug 2026. This represents a contraction of 15 people (0.4%) compared to the 3,816 people counted in the 2021 Census. Such movement is derived from an estimated resident count of 3,794 established via the ABS ERP figures from June 2025 alongside 2 newly confirmed addresses recorded after the Census date. Consequently, population density reaches 3,393 persons per square kilometer, placing the suburb within the top quartile among locations nationwide evaluated by AreaSearch.
Inward overseas migration served as the primary demographic driver, accounting for roughly 95.0% of all recent population additions. Demographic projections applied by AreaSearch incorporate 2024 ABS/Geoscience Australia datasets pegged to a 2022 base year across SA2 boundaries, supplemented by 2022 NSW State Government SA2 models using a 2021 base year where necessary. Cohort-specific expansion rates derived from these baselines guide projections between 2032 and 2041. Under this modeling framework, the suburb of North Balgowlah is projected to experience a net population contraction of 84 persons by 2041. Nevertheless, selected demographics will see expansion, most notably the 65 to 74 age group, which is forecasted to gain 72 people. Further details are outlined in the age breakdown.
Frequently Asked Questions - Population
Detail
Over the preceding five-year timeframe, the suburb recorded no new residential building approvals. This complete lack of construction activity underscores an established urban footprint with minimal capacity for greenfield or infill housing. Such constrained additions generally protect established property values and reinforce ongoing buyer demand. Compared to broader trends across Greater Sydney, residential construction in the suburb remains considerably subdued. This limited pipeline of new dwellings provides underlying support for local property pricing and sustains demand for established homes. Building volumes also track well below the national norm, illustrating the mature nature of the locality alongside potential planning restrictions.
Given that the local population is projected to plateau or slightly contract, downward pressure on residential housing should ease, potentially providing favorable conditions for prospective purchasers.
Frequently Asked Questions - Development
Development applications around North Balgowlah
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
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 $14.2 billion. 9 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
Local capital works, major developments, and urban planning initiatives play a decisive role in shaping community outcomes. AreaSearch has pinpointed 4 significant projects poised to influence the surrounding area. Prominent among these are the Seaforth Village Masterplan & Redevelopment, the Seaforth Public School Expansion & Modernisation, the Balgowlah Village Shopping Centre Refurbishment, and the Sangrado Road Residential Development.
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.
1,995 residents of North Balgowlah are employed, from a labour force of 2,062. Unemployment sits at 3.2%, with participation at 72.3%. 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 3,109, 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
The local labour force displays high educational attainment, prominent concentration in technology disciplines, and an unemployment rate of merely 3.2%, alongside steady employment conditions over the preceding twelve months according to AreaSearch regional data. Figures for March 2026 indicate that 1,995 residents are employed, local joblessness is 0.9% beneath the Greater Sydney benchmark of 4.1%, and the participation rate remains healthy at 72.3% versus 68.9% across Greater Sydney. Census records showed that 64.7% of working residents operated from home, though pandemic containment measures at the time may have influenced this outcome.
Local workforce engagement is heavily weighted toward professional & technical services, finance & insurance, and health care & social assistance. The community demonstrates an exceptional concentration in professional & technical fields, exceeding regional participation by 1.6 times. Conversely, health care & social assistance accounts for only 10.1% of employment among residents, lagging behind Greater Sydney's 14.1%. Given the disparity between resident workers and local workplace counts in the Census, the predominantly residential neighbourhood offers relatively few internal employment positions. AreaSearch evaluations of SALM and ABS statistics indicate that during the year leading to March 2026, local employment grew by 0.2% while the total labour pool expanded by 0.9%, which elevated unemployment by 0.7 percentage points. Over the same timeframe, Greater Sydney recorded an employment increase of 1.9% and a workforce expansion of 1.9%, accompanied by a minor decline in joblessness. Looking ahead, Jobs and Skills Australia forecasts from Mar-26 provide guideposts for future labour demand. Nationwide employment is projected to expand by 6.6% across five years and 13.7% across ten years, with performance varying widely across sectors. Applying these industry growth rates to the local occupational breakdown suggests North Balgowlah could achieve employment gains of 7.3% over five years and 14.4% over ten years, representing an illustrative weighted extrapolation that excludes localized demographic projections.
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
ATO taxation data at postcode resolution for financial year 2023 demonstrates outstanding earnings in the suburb of North Balgowlah, where the median income reaches $75,307 and the mean income is $138,949. These figures substantially outpace Greater Sydney, which recorded a median of $60,817 and an average of $83,003. Accounting for a 10.32% rise in the Wage Price Index since financial year 2023, updated estimates as of March 2026 place median earnings near $83,079 and average earnings around $153,289. The 2021 Census positioned personal, household, and family earnings across the 93rd to 99th percentiles nationally.
A substantial 51.7% of residents (1,965 people) fall into the top $4000+ weekly bracket, in sharp contrast to the wider metropolitan pattern where 30.9% earn between $1,500 - 2,999. Overall, 60.5% receive more than $3,000 weekly, fostering demand for high-end retail and commercial services. Housing outlays absorb 14.4% of total income, while resident disposable earnings place the locality in the 99th percentile, aligning with a 10th decile SEIFA income rank.
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
Census records indicate that separate houses constitute 89.8% of the local dwelling stock, with alternative formats (apartments, semi-detached, and other residential types) comprising 10.2%, in stark contrast to the Sydney metro distribution of 55.9% houses and 44.1% other dwellings. Outright home ownership stands at 32.9%, noticeably higher than the metropolitan benchmark, while remaining properties are either under a mortgage (52.8%) or tenanted (14.3%). Typical monthly mortgage commitments reached $4,005 and weekly rents were $825, compared to Sydney metro averages of $2,427 and $470 respectively. Relative to national figures, local mortgage servicing costs far exceed the Australian average of $1,863, just as local rental prices outstrip the national baseline 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
Family units constitute 87.8% of all households in the community, with couples with children accounting for 59.8%, couples without children representing 18.4%, and single parent families making up 8.8%. Non-family living arrangements account for the remaining 12.2%, consisting of lone person households (10.5%) and group households (1.7%). The typical household comprises a median of 3.3 people, exceeding 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
Tertiary credentials among local residents are exceptionally prevalent, with 49.7% of individuals aged 15+ possessing university degrees, compared to 32.2% across NSW and 30.4% in Australia. This high level of academic achievement underpins strong competitiveness in knowledge-intensive industries. Bachelor degrees represent the largest share at 33.5%, followed by postgraduate qualifications at 11.9% and graduate diplomas at 4.3%. Technical and vocational training accounts for 24.4% of qualifications for those aged 15+, comprising advanced diplomas (11.4%) and certificate programs (13.0%). A significant proportion of the local population is engaged in study, with 38.1% currently attending formal educational institutions.
This comprises 15.4% enrolled in primary education, 12.0% in secondary schooling, and 5.0% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in North Balgowlah reaches 35 stops on 15 routes, timetabled for about 340 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
The local transit network comprises 35 designated bus stops within North Balgowlah, serviced by 15 separate bus routes that deliver 340 weekly passenger trips in aggregate. Public transit connectivity is strong, with typical walking distances to the nearest stop averaging 131 meters. As an outward-commuting residential area, private vehicles serve as the main travel mode for 86% of commuters, while 6% travel by bus and 2% cycle. Household motor vehicle ownership sits above regional averages at 1.6 per dwelling. Additionally, 64.7% of workers reported working remotely during the 2021 Census, a figure likely influenced by COVID-19 restrictions.
Transit services maintain an average frequency of 48 daily journeys across all lines, which translates to roughly 9 weekly services for each individual 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 indicators compiled by AreaSearch reflect excellent community outcomes across North Balgowlah, characterized by low mortality and minimal prevalence of chronic illnesses across every demographic group. Furthermore, private healthcare coverage is widespread, held by roughly 82% of residents (3,100 people), significantly outpacing the 59.9% rate across Greater Sydney and the national baseline of 55.7%. Asthma and mental health conditions are the most prevalent reported ailments, affecting 6.4 and 4.9% of residents respectively, whereas 80.0% of the local population reported no long-term medical conditions, surpassing the 74.6% benchmark for Greater Sydney.
Residents aged 65 and over constitute 11.0% of the community (418 people), below the Greater Sydney level of 15.5%. Older residents demonstrate robust health outcomes, tracking closely with top national tiers.
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
The suburb displays higher than average multicultural characteristics, with 30.2% of residents born overseas and 10.1% using a non-English language at home. Christianity represents the most common religious affiliation, encompassing 51.7% of the community. Judaism exhibits the most pronounced local concentration, accounting for 0.6% of residents relative to 0.8% across Greater Sydney. Looking at parental lineage, the primary ancestries in North Balgowlah are English at 31.9% (well above the regional benchmark of 19.0%), Australian at 24.1% (exceeding the metropolitan level of 17.8%), and Irish at 9.0%. Other distinct ancestries show strong representation relative to regional norms, including South Australian at 2.4% (versus 0.5% regionally), Welsh at 1.1% (compared to 0.4%), and French at 1.1% (against 0.5%).
Frequently Asked Questions - Diversity
The median resident of North Balgowlah is 39. 19.9% 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 suburb of North Balgowlah presents a demographic structure concentrated in children, youth, and mature parents. Updated estimates as at August 2026 indicate that 40.8% of the community consists of children and young adults (0 - 24), exceeding Greater Sydney's 30.4%, while young to middle-aged adults (25 - 44) make up 18.6%, below the metropolitan proportion of 31.4%. The median age remains steady at 39 as at August 2026, mirroring the 2021 Census figure and tracking 2 years above the Greater Sydney median of 37 recorded in 2021. The most noticeable cohort shift since the Census occurred among mature adults and early retirees (45 - 64), rising from 28.6% to an estimated 30.3%.
Long-term projections to 2041 anticipate that senior and elderly demographics (65+) will absorb the majority of local growth, adding 128 residents (31%) to total 546, while youth and younger adult cohorts 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 Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 5 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 Aug 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 Aug 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.