Balgowlah vs North Balgowlah

In both, most households own their home. In Balgowlah, about half of households are couple families. In North Balgowlah, the large majority of homes are detached houses and most households are couple families. On these figures, Balgowlah tends to suit people living alone, while North Balgowlah suits families with children and couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

North Balgowlah

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (16/100 vs 46/100)
  • has more separate houses rather than flats (90% vs 35%)
  • is already more of a family suburb (84% vs 60%)
  • But Balgowlah has more childcare (7 vs 1)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

North Balgowlah

ahead on the one thing that separates them

  • leaves households under less mortgage stress (22% vs 28%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Balgowlah

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 14%)
  • has cheaper rent ($640/wk vs $825/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Balgowlah

ahead on the one thing that separates them

  • is more walkable (92/100 vs 66/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Balgowlah

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (65% vs 10%)
  • has more GPs (3 vs 0)
  • has more residents already 65 and over (17% vs 11%)
  • But North Balgowlah carries lower crime risk (16/100 vs 46/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

North Balgowlah

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.0% vs 2.9%)

Weighs house yield and population growth.

Where they sit

Balgowlah and North Balgowlah drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Balgowlah North Balgowlah
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Balgowlah North Balgowlah
Walkability 92 / 66
Balgowlah — Walkability: 92/100 North Balgowlah — Walkability: 66/100
Safety 54 / 84
Balgowlah — Safety: 54/100 North Balgowlah — Safety: 84/100
Low fire risk 100 / 100
Balgowlah — Low fire risk: 100/100 North Balgowlah — Low fire risk: 100/100

Demographics

Balgowlah has more residents (8,068 vs 3,816); North Balgowlah has higher household incomes ($219,024 vs $139,412).

Balgowlah North Balgowlah
Population 8,068
+53% vs other
 3,816
Population trend (2016 → 2021) +1.3% +4.1%
Median age 41 39
Median household income $139,412/yr $219,024/yr
+57% vs other
Median weekly rent $640/wk $825/wk
+29% vs other

Age profile

Share of residents in each band, 2021 Census.

Balgowlah North Balgowlah
0-4 6.7% / 6.3%
Balgowlah — 0-4: 6.7% North Balgowlah — 0-4: 6.3%
5-14 13.4% / 22.1%
Balgowlah — 5-14: 13.4% North Balgowlah — 5-14: 22.1%
15-19 5.8% / 8.0%
Balgowlah — 15-19: 5.8% North Balgowlah — 15-19: 8.0%
20-24 4.5% / 3.9%
Balgowlah — 20-24: 4.5% North Balgowlah — 20-24: 3.9%
25-34 10.5% / 4.7%
Balgowlah — 25-34: 10.5% North Balgowlah — 25-34: 4.7%
35-44 14.9% / 15.2%
Balgowlah — 35-44: 14.9% North Balgowlah — 35-44: 15.2%
45-54 15.9% / 18.7%
Balgowlah — 45-54: 15.9% North Balgowlah — 45-54: 18.7%
55-64 11.7% / 9.9%
Balgowlah — 55-64: 11.7% North Balgowlah — 55-64: 9.9%
65-74 8.3% / 6.7%
Balgowlah — 65-74: 8.3% North Balgowlah — 65-74: 6.7%
75-84 6.3% / 3.5%
Balgowlah — 75-84: 6.3% North Balgowlah — 75-84: 3.5%
85+ 2.0% / 1.0%
Balgowlah — 85+: 2.0% North Balgowlah — 85+: 1.0%

Bars are drawn against the largest share shown (22.1%).

Who lives together

Household composition, 2021 Census.

Balgowlah 47.0% couple families
Balgowlah — Couple Families: 47.0% Balgowlah — Lone Person: 33.2% Balgowlah — One Parent Families: 13.3% Balgowlah — Group Household: 5.3% Balgowlah — Other Families: 1.1%
North Balgowlah 73.1% couple families
North Balgowlah — Couple Families: 73.1% North Balgowlah — Lone Person: 12.8% North Balgowlah — One Parent Families: 11.3% North Balgowlah — Group Household: 2.1% North Balgowlah — Other Families: 0.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Balgowlah 31.8% renting
Balgowlah — Owned Outright: 34.8% Balgowlah — Mortgage: 33.4% Balgowlah — Renting: 31.8%
North Balgowlah 13.9% renting
North Balgowlah — Owned Outright: 33.0% North Balgowlah — Mortgage: 53.1% North Balgowlah — Renting: 13.9%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Balgowlah North Balgowlah
Bachelor Degree 25.4% / 22.6%
Balgowlah — Bachelor Degree: 25.4% North Balgowlah — Bachelor Degree: 22.6%
Postgraduate Degree 9.7% / 8.0%
Balgowlah — Postgraduate Degree: 9.7% North Balgowlah — Postgraduate Degree: 8.0%
Advanced Diploma / Diploma 8.9% / 7.7%
Balgowlah — Advanced Diploma / Diploma: 8.9% North Balgowlah — Advanced Diploma / Diploma: 7.7%
Certificate III & IV 6.4% / 6.6%
Balgowlah — Certificate III & IV: 6.4% North Balgowlah — Certificate III & IV: 6.6%
Graduate Diploma / Certificate 2.8% / 2.9%
Balgowlah — Graduate Diploma / Certificate: 2.8% North Balgowlah — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (25.4%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Balgowlah North Balgowlah
England 9.6% / 11.5%
Balgowlah — England: 9.6% North Balgowlah — England: 11.5%
South Africa 1.9% / 3.1%
Balgowlah — South Africa: 1.9% North Balgowlah — South Africa: 3.1%
New Zealand 2.7% / 1.8%
Balgowlah — New Zealand: 2.7% North Balgowlah — New Zealand: 1.8%
Scotland 1.0% / 1.2%
Balgowlah — Scotland: 1.0% North Balgowlah — Scotland: 1.2%
Ireland 0.8% / 0.9%
Balgowlah — Ireland: 0.8% North Balgowlah — Ireland: 0.9%
China 1.0% / 0.7%
Balgowlah — China: 1.0% North Balgowlah — China: 0.7%

Bars are drawn against the largest share shown (11.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Balgowlah 34.6% houses
Balgowlah — Houses: 34.6% Balgowlah — Flats / Apartments: 42.3% Balgowlah — Townhouses: 23.1%
North Balgowlah 89.8% houses
North Balgowlah — Houses: 89.8% North Balgowlah — Flats / Apartments: 6.6% North Balgowlah — Townhouses: 3.7%
Houses Flats / Apartments Townhouses

Property market

Balgowlah North Balgowlah
Median house price $3,500,000 $3,375,000
Median unit price $1,360,000 $1,290,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 30 sales
 24 days
from 12 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Balgowlah North Balgowlah
3 bed $3.09M / $2.53M
Balgowlah — 3 bed: $3.09M (35 sales) North Balgowlah — 3 bed: $2.53M (9 sales)

35 vs 9 sales

4 bed $3.92M / $3.45M
Balgowlah — 4 bed: $3.92M (25 sales) North Balgowlah — 4 bed: $3.45M (14 sales)

25 vs 14 sales

5 bed $5.25M / $4.1M
Balgowlah — 5 bed: $5.25M (7 sales) North Balgowlah — 5 bed: $4.1M (10 sales)

7 vs 10 sales

Zoning mix

Balgowlah North Balgowlah
Residential 68% 87%
Parks and recreation 12%
same for both
Infrastructure and transport 6% 1%
Industrial 6% 0%
Environmental 4% 0%
Commercial 3% 0%
Planning zones cover 99% of Balgowlah and 100% of North Balgowlah. The rest is unzoned land such as water or road reserve.
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Balgowlah North Balgowlah
New dwellings approved 620
across Northern Beaches
same for both
Approvals change year on year +51%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Balgowlah North Balgowlah
Houses 2.9%
$1,498/wk on $2.7M
 4.0%
$1,995/wk on $2.6M
Units 3.5%
$850/wk on $1.25M
 —

Ranking within NSW

Balgowlah North Balgowlah
House price Higher than 95% of NSW
same for both
Income Higher than 92% of NSW Higher than 99% of NSW
Schools Higher than 21% of NSW —
Walkability Higher than 97% of NSW Higher than 87% of NSW
Affordability Higher than 9% of NSW Higher than 30% of NSW
EV adoption Higher than 97% of NSW
same for both
NBN connectivity Higher than 83% of NSW Higher than 81% of NSW
Rental yield (houses) Higher than 17% of NSW Higher than 73% of NSW
Rental yield (units) Higher than 11% of NSW —

Liveability

Balgowlah is more walkable (92 vs 66); North Balgowlah scores higher overall (90 vs 70).

Balgowlah North Balgowlah
Grade A A+
Score 70/100 90/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Balgowlah carries more crime risk (46 vs 16).

Balgowlah North Balgowlah
Bushfire None
0/100
same for both
Crime Moderate
46/100
 Low
16/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
12/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Balgowlah North Balgowlah
Inside the suburb 3 2
Rated above peers 0
same for both
Rated at peers 3 0
Rated below peers 0 2
Universities within 10 km 2
Australian Catholic University-North Sydney Campus, 6.8 km
same for both
Full-time students aged 15–24 2.7% 2.9%

Schools in Balgowlah

  • Manly West Public School Government · Primary at peers
  • Northern Beaches Secondary College Balgowlah Boys Campus Government · Secondary at peers
  • St Cecilia's Catholic Primary School Catholic · Primary at peers

Schools in North Balgowlah

  • Balgowlah North Public School Government · Primary below peers
  • Farmhouse Montessori School Independent · Primary below peers

Amenities in the suburb

Balgowlah North Balgowlah
Supermarkets 2 0
Cafes & restaurants 15 1
Parks & reserves 3
same for both
Childcare 7 1
GPs 3 0
Pharmacies 3 1
Banks & Bank@Post 1 0
Fuel stations 1 0
Beaches 1 0
Waterways 8 1

Mobility

Balgowlah North Balgowlah
Walkability score 92/100 66/100
Distance to Sydney 12.5 km 13 km
+4% vs other
Drive time (normal traffic) 23 min
same for both
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 343.2
7-9am + 5-7pm
 69.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.9%
postcode 2093
same for both
Rooftop solar per 100 dwellings 25
postcode 2093
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Balgowlah North Balgowlah
Worked from Home 62.1% / 65.6%
Balgowlah — Worked from Home: 62.1% North Balgowlah — Worked from Home: 65.6%
Car (driver) 27.5% / 28.5%
Balgowlah — Car (driver): 27.5% North Balgowlah — Car (driver): 28.5%
Bus 4.1% / 1.8%
Balgowlah — Bus: 4.1% North Balgowlah — Bus: 1.8%
Walked Only 3.3% / 1.1%
Balgowlah — Walked Only: 3.3% North Balgowlah — Walked Only: 1.1%
Car (passenger) 2.0% / 2.1%
Balgowlah — Car (passenger): 2.0% North Balgowlah — Car (passenger): 2.1%

Bars are drawn against the largest share shown (65.6%).

Setting

Balgowlah North Balgowlah
Elevation 54 m
above sea level, at the suburb centre
 80 m
above sea level, at the suburb centre
Distance to the ocean 575 m
700 m to a named beach
 1.9 km
1.8 km to a named beach

NBN connectivity

Balgowlah North Balgowlah
Connectivity score 75/100 74/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
3,960 premises
 7%
1,234 premises

Climate

Balgowlah North Balgowlah
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Balgowlah North Balgowlah
PM2.5 6.3 µg/m³
same for both
PM10 13.8 µg/m³
same for both
NO₂ 0.84 pphm
same for both

Council rates

Balgowlah North Balgowlah
Average residential rate $1,696/yr
same for both
Council Northern Beaches
same for both

Federal electorate

Balgowlah North Balgowlah
Division Warringah
same for both
Member Zali Steggall
same for both
Party Independent
same for both

First Home Owner Grant

Balgowlah North Balgowlah
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Balgowlah

Apartments Beach Coastal Easy Commute Middle-Ring Parks Premium Professionals Townhouses Transport Hub Urban

North Balgowlah

Coastal Easy Commute Family Middle-Ring Parks Premium Professionals River Transport Hub Urban

More comparisons

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Balgowlah vs Seaforth Balgowlah vs Manly Vale Balgowlah vs Fairlight Balgowlah vs Balgowlah Heights Balgowlah vs Clontarf

Other comparisons with North Balgowlah

North Balgowlah vs Seaforth North Balgowlah vs Allambie Heights North Balgowlah vs Manly Vale
Full data on Balgowlah Full data on North Balgowlah
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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