North Balgowlah

An assessment of population growth drivers in North Balgowlah reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of November 2025, North Balgowlah's estimated population is around 3,900, reflecting an increase of 84 people since the 2021 Census. This growth represents a 2.2% rise from the previous population count of 3,816. AreaSearch validated this estimate using ABS ERP data released in June 2024 and additional new addresses identified since the Census date. The suburb's population density is approximately 3,482 persons per square kilometer, placing it in the upper quartile nationally according to AreaSearch assessments. Over the past decade, North Balgowlah has shown steady growth with a compound annual growth rate of 0.6%, outperforming its SA3 area. Overseas migration contributed significantly to this growth, accounting for approximately 95% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a 2022 base year for each SA2 area. For areas not covered by this data, AreaSearch employs NSW State Government's SA2 level projections released in 2022 using a 2021 base year. These projections indicate a decline in North Balgowlah's overall population by 113 persons by 2041. However, specific age cohorts are expected to grow, notably the 65-74 age group which is projected to increase by 76 people over this period.

AreaSearch assessment of residential development drivers sees a low level of activity in North Balgowlah, placing the area among the bottom 25% of areas assessed nationally

Based on AreaSearch analysis of ABS building approval numbers allocated from statistical area data, North Balgowlah averaged around 2 new dwelling approvals annually over the past five financial years ending June 30th, totalling an estimated 12 homes. As of April 26th, 2026 (FY-26), 2 approvals have been recorded. Between FY-21 and FY-25, an average of 1.2 people moved to the area for each dwelling built. However, this increased to 11.6 people per dwelling over the past two financial years, indicating growing popularity and potential supply constraints. New properties are constructed at an average expected construction cost value of $794,000, reflecting developers' focus on the premium market with high-end developments.

In FY-26, $41,000 in commercial development approvals have been recorded, showing North Balgowlah's residential nature. Compared to Greater Sydney, North Balgowlah has significantly less development activity, 79.0% below regional average per person, which generally supports stronger demand and values for established homes. However, construction activity has intensified recently. Nationally, North Balgowlah's development activity is also lower, reflecting market maturity and possible development constraints. Recent building activity consists entirely of detached dwellings, sustaining the area's suburban identity with a concentration of family homes suited to buyers seeking space.

With around 772 people per approval, North Balgowlah shows a mature, established area. Population projections indicate stability or decline, suggesting reduced housing demand pressures and benefiting potential buyers.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified four projects expected to influence the area: Stockland Balgowlah Shopping Centre Expansion & Residential, Seaforth Village Masterplan & Redevelopment, Seaforth Public School Expansion & Modernisation, and Sangrado Road Residential Development.

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

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The employment environment in North Balgowlah shows above-average strength when compared nationally

North Balgowlah has a highly educated workforce, with the technology sector notably represented. Its unemployment rate is 3.1%, as per AreaSearch's aggregation of statistical area data.

As of June 2025, 2,001 residents are employed, with an unemployment rate of 1.1% below Greater Sydney's rate of 4.2%. Workforce participation in North Balgowlah is 70.4%, compared to Greater Sydney's 60.0%. Leading employment industries among residents include professional & technical, finance & insurance, and health care & social assistance. The area specializes in professional & technical jobs, with an employment share of 1.6 times the regional level.

However, health care & social assistance employs only 10.1% of local workers, below Greater Sydney's 14.1%. Over the year to June 2025, labour force levels decreased by 0.2%, and employment decreased by 1.2%, causing unemployment to rise by 1.0 percentage points in North Balgowlah. In contrast, Greater Sydney recorded employment growth of 2.6% over the same period. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to North Balgowlah's employment mix suggests local employment should increase by 7.3% over five years and 14.4% over ten years, based on a simple weighting extrapolation for illustrative purposes.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

North Balgowlah had a median taxpayer income of $75,307 and an average income of $138,949 in the financial year 2022, according to postcode level ATO data aggregated by AreaSearch. This places it among the top percentile nationally, contrasting with Greater Sydney's median income of $56,994 and average income of $80,856. By September 2025, estimates based on a 12.61% Wage Price Index growth suggest the median income would be approximately $84,803 and the average income around $156,470. The 2021 Census figures rank North Balgowlah's household, family, and personal incomes highly, between the 93rd and 99th percentiles nationally. In this area, 51.7% of individuals (2,016 people) fall within the $40,000+ income range, contrasting with the region where the $1,500 - $2,999 bracket leads at 30.9%. Economic strength is evident with 60.5% of households earning high weekly incomes exceeding $3,000, supporting elevated consumer spending. Housing accounts for 14.4% of income, and residents rank within the 99th percentile for disposable income. The area's SEIFA income ranking places it in the 10th decile.

North Balgowlah is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

North Balgowlah's dwelling structures, as per the latest Census, consisted of 89.8% houses and 10.2% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Sydney metro's 57.6% houses and 42.4% other dwellings. Home ownership in North Balgowlah stood at 32.9%, mirroring the Sydney metro level, with mortgaged dwellings at 52.8% and rented ones at 14.3%. The median monthly mortgage repayment was $4,005, surpassing the Sydney metro average of $3,000. Meanwhile, the median weekly rent figure was $825 compared to Sydney metro's $592. Nationally, North Balgowlah's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.

North Balgowlah features high concentrations of family households, with a higher-than-average median household size

Family households constitute 87.8% of all households, including 59.8% couples with children, 18.4% couples without children, and 8.8% single parent families. Non-family households account for 12.2%, consisting of 10.5% lone person households and 1.7% group households. The median household size is 3.3 people, which is larger than the Greater Sydney average of 2.7.

North Balgowlah demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

North Balgowlah's educational attainment is notably higher than national averages. 49.7% of residents aged 15+ have university qualifications, compared to Australia's 30.4% and NSW's 32.2%. Bachelor degrees are the most common at 33.5%, followed by postgraduate qualifications (11.9%) and graduate diplomas (4.3%). Vocational pathways account for 24.4% of qualifications, with advanced diplomas at 11.4% and certificates at 13.0%.

Educational participation is high, with 38.1% of residents currently enrolled in formal education. This includes 15.4% in primary, 12.0% in secondary, and 5.0% pursuing tertiary education. Farmhouse Montessori School and Balgowlah North Public School serve a total of 460 students. The area's educational performance is exceptional (ICSEA: 1165), placing local schools among the most advantaged nationally. Both schools focus exclusively on primary education, with secondary options available in surrounding areas. There are 11.8 school places per 100 residents, below the regional average of 16.2, indicating some students may attend schools in adjacent areas.

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

Transport analysis shows 27 active public transport stops in North Balgowlah. These are served by buses only, with 15 different routes operating a total of 341 weekly passenger trips. Residents' access to transport is rated excellent, with an average distance of 131 meters to the nearest stop.

Service frequency averages 48 trips per day across all routes, equating to about 12 weekly trips per individual stop.

North Balgowlah's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

North Balgowlah shows excellent health outcomes across all ages, with very low prevalence of common conditions. Private health cover stands at approximately 82%, higher than Greater Sydney's 71.5% and the national average of 55.3%. Asthma and mental health issues are most prevalent, affecting 6.4% and 4.9% respectively.

80.0% report no medical ailments, compared to 74.7% in Greater Sydney. The area has 11.0% residents aged 65 and over (429 people), lower than Greater Sydney's 17.8%. Senior health outcomes align with the general population's profile.

The level of cultural diversity witnessed in North Balgowlah was found to be above average when compared nationally for a number of language and cultural background related metrics

North Balgowlah, as per the data from June 2016, showed cultural diversity with 10.1% of its population speaking a language other than English at home. In terms of birthplace, 30.2% were born overseas. Christianity was the predominant religion in North Balgowlah, comprising 51.7%.

However, Judaism had an overrepresentation at 0.6%, compared to Greater Sydney's 0.3%. The top three ancestry groups were English (31.9%), Australian (24.1%), and Irish (9.0%). Notably, South African (2.4% vs regional 0.9%), Welsh (1.1% vs 0.7%), and French (1.1% vs 1.1%) showed significant divergences in representation compared to the Greater Sydney region.

North Balgowlah's population is slightly older than the national pattern

The median age in North Balgowlah is 39 years, which is higher than Greater Sydney's average of 37 years and close to Australia's national average of 38 years. In comparison to Greater Sydney, the cohort aged 5-14 is over-represented at 20.9% locally, while those aged 25-34 are under-represented at 4.2%. The concentration of the 5-14 age group in North Balgowlah is notably higher than the national average of 12.2%. Post-2021 Census data shows that the 15 to 24 age group has increased from 11.9% to 14.0%, while the 5 to 14 cohort has declined from 22.1% to 20.9%. By 2041, population forecasts indicate significant demographic changes for North Balgowlah. The 65 to 74 age group is expected to grow by 29%, adding 70 people and reaching a total of 316 from the current 245. This growth will be led by residents aged 65 and older, representing 84% of the anticipated population increase. Conversely, the 25 to 34 and 15 to 24 age groups are expected to experience population declines.