BELMONT SOUTH
Investor score
44
Liveability score
62
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$1,061,000
NSW VG · 2026
Rent yield
Real3.1%
computed from govt data
Annual growth
Real3.8%
annualised from govt data
Vacancy rate
Est.2.2%
modelled estimate
AI insights for BELMONT SOUTH
Investment analysis, risks & comparisons
BELMONT SOUTH shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$630/wk
NSW Fair Trading · Apr 2026
Demand change
+4.0%
annual shift
Yield × growth index
3.4
combined signal
Net yield (est.)
4.57%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.8%
est. compound, long-run avg
10-yr growth (CAGR)
+6.8%
est. compound, long-run avg
Rental demand
46 / 100
Moderate demand
Supply pipeline
Est.1.2%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BELMONT SOUTH is a NSW suburb offering lower rental yield and steady price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 3.1% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,598/wk
$48k taxable p.a.
Renters
21.8%
75.3% owner-occupier
Median age
45.0 yrs
Unemployment
6.1%
Population growth
+1.1% p.a.
Investor-owned
14.0%
of all dwellings (ATO)
Houses
80%
5% apartments
Degree qualified
31.9%
bachelor's or higher (ABS)
Work from home
11.0%
of employed residents (ABS Census)
Median lot size
1.1 ha
Large block
Household size
2.7 persons
avg per dwelling (ABS Census)
Short-term rental
2.7%
Mostly long-term tenants
Market activity
Distance to CBD
103.4 km
Regional
Days on market
75 days
Slower market
Auction clearance
33.6%
Buyer's market
Walkability
50 / 100
Very walkable
Coastal proximity
15.0 km
Coastal fringe
NBN technology
Fixed WirelessRegional — wireless tower
Population density
10/km²
Rural / semi-rural
Schools in postcode 2280
🏫Primary (7)
Government · Yrs K-6 · Major Cities
St Francis Xavier's Primary School
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
🎓Secondary (1)
Government · Yrs 7-12 · Major Cities
📚Combined (1)
Independent · Yrs K-12 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Safe0.6 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average9 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
17
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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