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ABS 2021 Census · Updated 21 May 2026
Brighton-Le-Sands is an outer-metropolitan suburb of Sydney, Australia, with a population of approximately 8,336, making it a smaller community. Located approximately 11 km from the Sydney CBD, Brighton-Le-Sands is a outer metro area in New South Wales. The median household income is $82,264 per year.
Brighton-Le-Sands has a solid income profile that supports reliable occupancy rates. Its proximity to the CBD adds a strong location premium.
Official Australia Post postcode for Brighton-Le-Sands. 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 2 schools within or near this suburb.
Find schools near Brighton-Le-Sands on My School →Estimated 3 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.
Brighton-Le-Sands's population of 8,336 sits 57% above the New South Wales suburb median of 5,325, giving it a wider tenant and buyer catchment than the average NSW locality. Household income of $82,264/year is 16% below the New South Wales median of $97,552, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Rent of $450/week (85% coverage of the $2,300/month median mortgage) leaves a gap of roughly $350/month that a typical investor bridges with negative gearing, depreciation and capital growth. 11 km from Sydney places Brighton-Le-Sands in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 27% 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.
This suburb suits long-term investors due to steady population growth and affordable entry prices. Look for established streets close to schools and shops rather than raw new-estate land. Local rents consume roughly 28% of household income — a useful sanity check on tenant affordability.
How Brighton-Le-Sands stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Brighton-Le-Sands sits above the state median; negative means below.
| Metric | Brighton-Le-Sands | NSW median | Δ vs state |
|---|---|---|---|
| Population | 8,336 | 5,325 | +57% |
| Median household income | $82,264/yr | $97,552/yr | -16% |
| Median rent (weekly) | $450 | $430 | +5% |
| Median mortgage (monthly) | $2,300 | $2,167 | +6% |
| Distance to CBD | 11 km | 45 km | -76% |
| Separate houses | 27% | 76% | -49pp |
Pre-inspection briefing for Brighton-Le-Sands — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Brighton-Le-Sands's 8,336-person market and $82,264 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Strong rental coverage: $450/week (~$1,950/month) covers 85% of the $2,300/month median mortgage repayment, so the shortfall sits at just $350/month. Investors targeting positive cash flow should shortlist this suburb.
Only 27% 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 Brighton-Le-Sands property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Brighton-Le-Sands are modest for 2026 — incomes 16% below the NSW median of $97,552 suggest gains will lag headline metro markets. Rental coverage runs at ~85% of the typical mortgage ($1,950/month rent vs $2,300/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 62/100 places Brighton-Le-Sands in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Brighton-Le-Sands scores 62/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 8,336, median household income of $82,264/year and median weekly rent of $450. 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 Brighton-Le-Sands are proximity to Sydney (11 km), a median household income of $82,264/year, a dwelling mix that is 27% separate houses, roughly 2 schools and 3 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.
Brighton-Le-Sands has a usual resident population of approximately 8,336, compared with a New South Wales suburb median of 5,325 — placing it in the upper 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.
Brighton-Le-Sands sits 11 km straight-line from the Sydney CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $450 in Brighton-Le-Sands, equating to approximately $23,400/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 Brighton-Le-Sands is $2,300, or approximately $27,600/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 $450 works out to $1,950/month, covering 85% of the median mortgage repayment of $2,300/month. That leaves a $350/month shortfall (around $4,200/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 interest-rate sensitivity on the $2,300 median mortgage, below-median household incomes ($82,264 vs $97,552 state median), a unit-heavy dwelling mix (27% houses) where body-corporate costs and apartment supply affect resale, 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.