Balmain East vs Balmain

Balmain is the younger of the two, with a median age of 42 against 46 in Balmain East. In both, most households own their home and about half of households are people living alone. Houses cost more in Balmain East: a median of $3.95 million, against $2.63 million in Balmain. Balmain is closer to the city centre: 5.5 km, against 6.5 km. On these figures, Balmain tends to suit buyers on a tighter budget.

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

Balmain

ahead on 3 of the 6 things we measure here

  • has more childcare (10 vs 1)
  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (13 vs 10)
  • But Balmain East carries lower crime risk (51/100 vs 69/100)

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

First-home buyers

Balmain

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($2,629,000 vs $3,950,000)
  • has cheaper units ($1,330,000 vs $1,625,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Balmain

ahead on the one thing that separates them

  • is more walkable (95/100 vs 83/100)

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

Downsizers and retirees

Balmain

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 1)
  • is more walkable (95/100 vs 83/100)
  • But Balmain East carries lower crime risk (51/100 vs 69/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Balmain East Balmain
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.

Balmain East Balmain
Walkability 83 / 95
Balmain East — Walkability: 83/100 Balmain — Walkability: 95/100
Safety 49 / 31
Balmain East — Safety: 49/100 Balmain — Safety: 31/100
Low fire risk 100 / 100
Balmain East — Low fire risk: 100/100 Balmain — Low fire risk: 100/100

Demographics

Balmain has more residents (10,454 vs 1,900); Balmain East skews older (46 vs 42).

Balmain East Balmain
Population 1,900 10,454
+450% vs other
Population trend (2016 → 2021) -1.7% +0.0%
Median age 46 42
Median household income $157,040/yr $158,028/yr
Median weekly rent $617/wk $625/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Balmain East Balmain
0-4 4.0% / 6.1%
Balmain East — 0-4: 4.0% Balmain — 0-4: 6.1%
5-14 10.1% / 11.2%
Balmain East — 5-14: 10.1% Balmain — 5-14: 11.2%
15-19 5.7% / 4.0%
Balmain East — 15-19: 5.7% Balmain — 15-19: 4.0%
20-24 3.5% / 3.8%
Balmain East — 20-24: 3.5% Balmain — 20-24: 3.8%
25-34 11.5% / 12.4%
Balmain East — 25-34: 11.5% Balmain — 25-34: 12.4%
35-44 13.3% / 17.1%
Balmain East — 35-44: 13.3% Balmain — 35-44: 17.1%
45-54 17.1% / 16.3%
Balmain East — 45-54: 17.1% Balmain — 45-54: 16.3%
55-64 14.7% / 12.8%
Balmain East — 55-64: 14.7% Balmain — 55-64: 12.8%
65-74 12.5% / 10.0%
Balmain East — 65-74: 12.5% Balmain — 65-74: 10.0%
75-84 6.2% / 5.0%
Balmain East — 75-84: 6.2% Balmain — 75-84: 5.0%
85+ 1.7% / 1.3%
Balmain East — 85+: 1.7% Balmain — 85+: 1.3%

Bars are drawn against the largest share shown (17.1%).

Who lives together

Household composition, 2021 Census.

Balmain East 48.7% lone person
Balmain East — Lone Person: 48.7% Balmain East — Couple Families: 35.9% Balmain East — One Parent Families: 9.1% Balmain East — Group Household: 5.4% Balmain East — Other Families: 0.9%
Balmain 45.7% lone person
Balmain — Lone Person: 45.7% Balmain — Couple Families: 37.5% Balmain — One Parent Families: 11.0% Balmain — Group Household: 4.5% Balmain — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Balmain East 41.2% renting
Balmain East — Owned Outright: 34.7% Balmain East — Mortgage: 24.1% Balmain East — Renting: 41.2%
Balmain 42.2% renting
Balmain — Owned Outright: 29.1% Balmain — Mortgage: 28.7% Balmain — Renting: 42.2%
Owned outright Mortgage Renting

Qualifications

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

Balmain East Balmain
Bachelor Degree 29.0% / 27.7%
Balmain East — Bachelor Degree: 29.0% Balmain — Bachelor Degree: 27.7%
Postgraduate Degree 16.6% / 14.5%
Balmain East — Postgraduate Degree: 16.6% Balmain — Postgraduate Degree: 14.5%
Advanced Diploma / Diploma 6.4% / 7.6%
Balmain East — Advanced Diploma / Diploma: 6.4% Balmain — Advanced Diploma / Diploma: 7.6%
Certificate III & IV 5.3% / 5.3%
Balmain East — Certificate III & IV: 5.3% Balmain — Certificate III & IV: 5.3%
Graduate Diploma / Certificate 3.2% / 3.7%
Balmain East — Graduate Diploma / Certificate: 3.2% Balmain — Graduate Diploma / Certificate: 3.7%

Bars are drawn against the largest share shown (29.0%).

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.

Balmain East Balmain
England 8.5% / 9.1%
Balmain East — England: 8.5% Balmain — England: 9.1%
New Zealand 1.7% / 2.8%
Balmain East — New Zealand: 1.7% Balmain — New Zealand: 2.8%
Ireland 1.3% / 1.3%
Balmain East — Ireland: 1.3% Balmain — Ireland: 1.3%
South Africa 1.5% / 1.0%
Balmain East — South Africa: 1.5% Balmain — South Africa: 1.0%
China 1.2% / 1.2%
Balmain East — China: 1.2% Balmain — China: 1.2%
Scotland — / 1.0%
Balmain East — Scotland: not among its largest Balmain — Scotland: 1.0%

Bars are drawn against the largest share shown (9.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Balmain East 46.2% townhouses
Balmain East — Townhouses: 46.2% Balmain East — Flats / Apartments: 38.1% Balmain East — Houses: 15.7%
Balmain 39.9% townhouses
Balmain — Townhouses: 39.9% Balmain — Flats / Apartments: 38.3% Balmain — Houses: 21.8%
Townhouses Flats / Apartments Houses

Property market

Balmain East Balmain
Median house price $3,950,000 $2,629,000
Median unit price $1,625,000 $1,330,000
Median land price —
same for both
Typical days to sell (houses) 26 days
from 11 sales
 21 days
from 81 sales

Unit price by bedroom count

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

Balmain East Balmain
1 bed $898K / $905K
Balmain East — 1 bed: $898K (7 sales) Balmain — 1 bed: $905K (29 sales)

7 vs 29 sales

2 bed $1.66M / $1.4M
Balmain East — 2 bed: $1.66M (18 sales) Balmain — 2 bed: $1.4M (43 sales)

18 vs 43 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.

Balmain East Balmain
2 bed $2.01M / $2.17M
Balmain East — 2 bed: $2.01M (7 sales) Balmain — 2 bed: $2.17M (63 sales)

7 vs 63 sales

3 bed $3.42M / $2.75M
Balmain East — 3 bed: $3.42M (13 sales) Balmain — 3 bed: $2.75M (80 sales)

13 vs 80 sales

4 bed $4.97M / $4.03M
Balmain East — 4 bed: $4.97M (13 sales) Balmain — 4 bed: $4.03M (38 sales)

13 vs 38 sales

5 bed $6.5M / $6.58M
Balmain East — 5 bed: $6.5M (7 sales) Balmain — 5 bed: $6.58M (6 sales)

7 vs 6 sales

Zoning mix

Balmain East Balmain
Residential 59% 73%
Parks and recreation 10% 8%
Other and special use 0% 9%
Commercial 4% 6%
Infrastructure and transport 3% 4%
Planning zones cover 77% of Balmain East and 99% of Balmain. 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

Balmain East Balmain
New dwellings approved 849
across Inner West
same for both
Approvals change year on year -25%
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.

Balmain East Balmain
Houses — 3.0%
$1,450/wk on $2.55M
Units — 3.6%
$760/wk on $1.1M

Ranking within NSW

Balmain East Balmain
House price Higher than 97% of NSW Higher than 93% of NSW
Income Higher than 96% of NSW
same for both
Schools —
same for both
Walkability Higher than 94% of NSW Higher than 98% of NSW
Affordability Higher than 9% of NSW Higher than 22% of NSW
EV adoption Higher than 97% of NSW
same for both
NBN connectivity Higher than 81% of NSW Higher than 84% of NSW
Rental yield (houses) — Higher than 20% of NSW
Rental yield (units) — Higher than 13% of NSW

Liveability

Balmain is more walkable (95 vs 83).

Balmain East Balmain
Grade A+ A
Score 88/100 86/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Balmain carries more crime risk (69 vs 51).

Balmain East Balmain
Bushfire None
0/100
same for both
Crime Moderate
51/100
 Moderate
69/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
same for both

Schools

Balmain East Balmain
Inside the suburb 1 2
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 3
Sydney C.Q.U. Campus, 2.0 km
 3
Sydney C.Q.U. Campus, 3.0 km
Full-time students aged 15–24 2.3% 2.1%

Schools in Balmain East

  • Nicholson Street Public School Government · Primary below peers

Schools in Balmain

  • Balmain Public School Government · Primary above peers
  • Fr John Therry Catholic Primary School Balmain - Rozelle Catholic · Primary at peers

Amenities in the suburb

Balmain East Balmain
Supermarkets 1 2
Cafes & restaurants 0 18
Parks & reserves 10 13
Childcare 1 10
GPs 1 5
Pharmacies 0 4
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 3
Waterways 0 1

Mobility

Balmain East Balmain
Walkability score 83/100 95/100
Distance to Sydney 6.5 km
+15% vs other
 5.5 km
Drive time (normal traffic) 14 min 11 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 55.5
7-9am + 5-7pm
 296.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 3.1%
postcode 2041
same for both
Rooftop solar per 100 dwellings 12
postcode 2041
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.

Balmain East Balmain
Worked from Home 72.6% / 69.3%
Balmain East — Worked from Home: 72.6% Balmain — Worked from Home: 69.3%
Car (driver) 21.7% / 20.4%
Balmain East — Car (driver): 21.7% Balmain — Car (driver): 20.4%
Walked Only 2.3% / 4.3%
Balmain East — Walked Only: 2.3% Balmain — Walked Only: 4.3%
Bus 1.1% / 3.2%
Balmain East — Bus: 1.1% Balmain — Bus: 3.2%
Car (passenger) 1.1% / 1.1%
Balmain East — Car (passenger): 1.1% Balmain — Car (passenger): 1.1%

Bars are drawn against the largest share shown (72.6%).

Setting

Balmain East Balmain
Elevation 34 m
above sea level, at the suburb centre
 37 m
above sea level, at the suburb centre
Distance to the ocean 5.8 km
1.4 km to a named beach
 7.0 km
1.9 km to a named beach

NBN connectivity

Balmain East Balmain
Connectivity score 74/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,086 premises
 4%
6,113 premises

Climate

Balmain East Balmain
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Balmain East Balmain
PM2.5 6.3 µg/m³ 6.5 µg/m³
PM10 13.8 µg/m³ 15.7 µg/m³
NO₂ 0.84 pphm 0.62 pphm

Council rates

Balmain East Balmain
Average residential rate $1,342/yr
same for both
Council Inner West
same for both

Federal electorate

Balmain East Balmain
Division Sydney
same for both
Member Tanya Plibersek
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Balmain East Balmain
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Balmain East

Apartments Inner Luxury Parks Professionals Townhouses Urban

Balmain

Apartments Inner Nightlife Parks Premium Professionals Townhouses Urban Village Feel
Full data on Balmain East Full data on Balmain
Unlock full address-level data — $29/month

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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