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ABS 2021 Census · Updated 21 May 2026
Lower Belford is a regional centre in New South Wales, Australia, with a population of approximately 407, making it a boutique locality. Located approximately 139 km from the Sydney CBD, Lower Belford is a regional area in New South Wales. The median household income is $123,448 per year.
Strong household incomes in Lower Belford underpin solid property demand. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Lower Belford. 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 Lower Belford on My School →Estimated 1 park 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.
Lower Belford is a smaller community of 407 — about 8% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $123,448/year runs 27% above the New South Wales suburb median of $97,552, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median rent of $300/week (~$1,300/month) covers only 59% of the median mortgage of $2,188/month — the remaining $888/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. Lower Belford is 139 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Separate houses make up 93% of dwellings — 17 percentage points above the New South Wales median of 76% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
How Lower Belford stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Lower Belford sits above the state median; negative means below.
| Metric | Lower Belford | NSW median | Δ vs state |
|---|---|---|---|
| Population | 407 | 5,325 | -92% |
| Median household income | $123,448/yr | $97,552/yr | +27% |
| Median rent (weekly) | $300 | $430 | -30% |
| Median mortgage (monthly) | $2,188 | $2,167 | +1% |
| Distance to CBD | 139 km | 45 km | +209% |
| Separate houses | 93% | 76% | +17pp |
Pre-inspection briefing for Lower Belford — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 407 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Weak cash flow: $300/week rent covers only 59% of the $2,188/month median mortgage — a $888/month gap that must be funded from other income. This suburb is a capital-growth play, not a yield play.
With 93% houses in a 407-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Lower Belford property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Lower Belford are modest for 2026 — incomes 27% above the NSW median of $97,552 and a population of 407 suggest gains will lag headline metro markets. Rental coverage runs at ~59% of the typical mortgage ($1,300/month rent vs $2,188/month repayment), meaning investors will rely on capital growth rather than yield. The EquitySight investment score of 50/100 places Lower Belford in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Lower Belford scores 50/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 407, median household income of $123,448/year and median weekly rent of $300. 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 Lower Belford are an above-state-median household income of $123,448/year, a dwelling mix that is 93% separate houses, roughly 1 schools and 1 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.
Lower Belford has a usual resident population of approximately 407, 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.
Lower Belford sits 139 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 $300 in Lower Belford, equating to approximately $15,600/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 Lower Belford is $2,188, or approximately $26,256/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 $300 works out to $1,300/month, covering 59% of the median mortgage repayment of $2,188/month. That leaves a $888/month shortfall (around $10,656/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 (407 residents), interest-rate sensitivity on the $2,188 median mortgage, 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.