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ABS 2021 Census · Updated 21 May 2026
Bees Creek is a well-established middle-ring suburb of Darwin, Australia, with a population of approximately 803, making it a boutique locality. Located approximately 27 km from the Darwin CBD, Bees Creek is a middle ring area in Northern Territory. The median household income is $117,416 per year.
Strong household incomes in Bees Creek underpin solid property demand.
Official Australia Post postcode for Bees Creek. 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 Bees Creek 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.
Bees Creek is a smaller community of 803 — about 26% of the Northern Territory suburb median (3,057) — so investors should factor in the narrower buyer pool and longer average time-on-market. At $117,416/year, household income in Bees Creek is within 4% of the Northern Territory median ($113,308), placing the suburb firmly in the state's mainstream demographic band. Rent of $408/week (75% coverage of the $2,351/month median mortgage) leaves a gap of roughly $583/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 27 km from Darwin, Bees Creek is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price. Separate houses make up 88% of dwellings — 20 percentage points above the Northern Territory median of 68% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
How Bees Creek stacks up against the median of all Northern Territory suburbs in our dataset. Positive values mean Bees Creek sits above the state median; negative means below.
| Metric | Bees Creek | NT median | Δ vs state |
|---|---|---|---|
| Population | 803 | 3,057 | -74% |
| Median household income | $117,416/yr | $113,308/yr | +4% |
| Median rent (weekly) | $408 | $360 | +13% |
| Median mortgage (monthly) | $2,351 | $1,950 | +21% |
| Distance to CBD | 27 km | 15 km | +80% |
| Separate houses | 88% | 68% | +20pp |
Pre-inspection briefing for Bees Creek — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 803 means liquidity is thin and capital growth tends to lag the wider Northern Territory market over full cycles.
Moderate rental coverage: rent of $408/week covers 75% of a $2,351/month mortgage, leaving a $583/month gap that an investor bridges with equity, depreciation and tax benefits.
With 88% houses in a 803-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 Bees Creek property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bees Creek are modest for 2026 — incomes close to the NT median of $113,308 and a population of 803 suggest gains will lag headline metro markets. Rental coverage runs at ~75% of the typical mortgage ($1,768/month rent vs $2,351/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 70/100 places Bees Creek in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Bees Creek scores 70/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 803, median household income of $117,416/year and median weekly rent of $408. 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 Bees Creek are an above-state-median household income of $117,416/year, a dwelling mix that is 88% 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.
Bees Creek has a usual resident population of approximately 803, compared with a Northern Territory suburb median of 3,057 — 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.
Bees Creek sits 27 km straight-line from the Darwin CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $408 in Bees Creek, equating to approximately $21,216/year in gross rental income (state median $360/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 Bees Creek is $2,351, or approximately $28,212/year (vs $1,950/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 $408 works out to $1,768/month, covering 75% of the median mortgage repayment of $2,351/month. That leaves a $583/month shortfall (around $6,996/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 (803 residents), interest-rate sensitivity on the $2,351 median mortgage, the broader Northern Territory 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.