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ABS 2021 Census · Updated 21 May 2026
Bellambi is a coastal suburb in New South Wales, Australia, with a population of approximately 4,039, making it a boutique locality. Located approximately 62 km from the Sydney CBD, Bellambi is a coastal area in New South Wales. The median household income is $61,516 per year.
Lower income levels in Bellambi typically translate to more affordable entry points for investors. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Bellambi. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Bellambi on My School →Estimated 2 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Bellambi is a smaller community of 4,039 — about 76% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Bellambi's median household income of $61,516/year is 37% below the New South Wales suburb median ($97,552) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Median rent of $252/week (~$1,092/month) covers only 56% of the median mortgage of $1,950/month — the remaining $858/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. Bellambi is 62 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Only 49% of dwellings are separate houses (vs 76% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Coastal markets benefit from lifestyle appeal but require a buffer for higher insurance and occasional weather-driven vacancies. Local rents consume roughly 21% of household income — a useful sanity check on tenant affordability.
How Bellambi stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Bellambi sits above the state median; negative means below.
| Metric | Bellambi | NSW median | Δ vs state |
|---|---|---|---|
| Population | 4,039 | 5,325 | -24% |
| Median household income | $61,516/yr | $97,552/yr | -37% |
| Median rent (weekly) | $252 | $430 | -41% |
| Median mortgage (monthly) | $1,950 | $2,167 | -10% |
| Distance to CBD | 62 km | 45 km | +38% |
| Separate houses | 49% | 76% | -27pp |
Pre-inspection briefing for Bellambi — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: household incomes 37% below the NSW median ($61,516 vs $97,552) means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Weak cash flow: $252/week rent covers only 56% of the $1,950/month median mortgage — a $858/month gap that must be funded from other income. This suburb is a capital-growth play, not a yield play.
Only 49% of dwellings are separate houses (vs 76% NSW median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Bellambi property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bellambi are modest for 2026 — incomes 37% below the NSW median of $97,552 and a population of 4,039 suggest gains will lag headline metro markets. Rental coverage runs at ~56% of the typical mortgage ($1,092/month rent vs $1,950/month repayment), meaning investors will rely on capital growth rather than yield. The EquitySight investment score of 41/100 places Bellambi in the mid tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Bellambi scores 41/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 4,039, median household income of $61,516/year and median weekly rent of $252. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Bellambi are a median household income of $61,516/year, a dwelling mix that is 49% separate houses, roughly 1 schools and 2 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Bellambi has a usual resident population of approximately 4,039, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Bellambi sits 62 km straight-line from the Sydney CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $252 in Bellambi, equating to approximately $13,104/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Bellambi is $1,950, or approximately $23,400/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $252 works out to $1,092/month, covering 56% of the median mortgage repayment of $1,950/month. That leaves a $858/month shortfall (around $10,296/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (4,039 residents), interest-rate sensitivity on the $1,950 median mortgage, below-median household incomes ($61,516 vs $97,552 state median), the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.