Belmore vs Kingsgrove

Belmore is the younger of the two, with a median age of 38 against 42 in Kingsgrove. In both, most households own their home. In Belmore, about half of homes are flats or apartments. In Kingsgrove, the large majority of homes are detached houses and about half of households are couple families. Belmore is closer to the city centre: 15.4 km, against 25.9 km. On these figures, Belmore tends to suit people living alone, while Kingsgrove suits 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

Kingsgrove

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (82% vs 44%)
  • has more parks and reserves (14 vs 11)
  • But Belmore has more childcare (15 vs 9)

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

First-home buyers

Too close to call

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

Weighs house prices, unit prices, and mortgage stress.

Renters

Belmore

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (45% vs 27%)
  • has cheaper rent ($380/wk vs $500/wk)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Belmore sits closer to the CBD (15.4 km vs 25.9 km)
  • Kingsgrove is more walkable (91/100 vs 76/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Belmore has more units and townhouses to downsize into (56% vs 18%)
  • Kingsgrove is more walkable (91/100 vs 76/100)

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

Investors

Kingsgrove

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.5% vs 3.0%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Belmore Kingsgrove
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.

Belmore Kingsgrove
Walkability 76 / 91
Belmore — Walkability: 76/100 Kingsgrove — Walkability: 91/100
Safety 45 / 46
Belmore — Safety: 45/100 Kingsgrove — Safety: 46/100
Low fire risk 100 / 100
Belmore — Low fire risk: 100/100 Kingsgrove — Low fire risk: 100/100

Demographics

Kingsgrove rents higher ($500/wk vs $380/wk); Kingsgrove has higher household incomes ($98,696 vs $75,712).

Belmore Kingsgrove
Population 13,781
+7% vs other
 12,881
Population trend (2016 → 2021) +8.4% +3.5%
Median age 38 42
Median household income $75,712/yr $98,696/yr
+30% vs other
Median weekly rent $380/wk $500/wk
+32% vs other

Age profile

Share of residents in each band, 2021 Census.

Belmore Kingsgrove
0-4 5.7% / 5.5%
Belmore — 0-4: 5.7% Kingsgrove — 0-4: 5.5%
5-14 10.4% / 12.5%
Belmore — 5-14: 10.4% Kingsgrove — 5-14: 12.5%
15-19 5.2% / 5.8%
Belmore — 15-19: 5.2% Kingsgrove — 15-19: 5.8%
20-24 7.1% / 5.9%
Belmore — 20-24: 7.1% Kingsgrove — 20-24: 5.9%
25-34 16.0% / 11.0%
Belmore — 25-34: 16.0% Kingsgrove — 25-34: 11.0%
35-44 13.8% / 13.5%
Belmore — 35-44: 13.8% Kingsgrove — 35-44: 13.5%
45-54 13.1% / 14.0%
Belmore — 45-54: 13.1% Kingsgrove — 45-54: 14.0%
55-64 11.8% / 12.0%
Belmore — 55-64: 11.8% Kingsgrove — 55-64: 12.0%
65-74 8.6% / 10.0%
Belmore — 65-74: 8.6% Kingsgrove — 65-74: 10.0%
75-84 5.7% / 6.6%
Belmore — 75-84: 5.7% Kingsgrove — 75-84: 6.6%
85+ 2.5% / 3.2%
Belmore — 85+: 2.5% Kingsgrove — 85+: 3.2%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Belmore 40.5% couple families
Belmore — Couple Families: 40.5% Belmore — Lone Person: 32.5% Belmore — One Parent Families: 19.1% Belmore — Group Household: 5.3% Belmore — Other Families: 2.6%
Kingsgrove 52.4% couple families
Kingsgrove — Couple Families: 52.4% Kingsgrove — Lone Person: 23.9% Kingsgrove — One Parent Families: 19.3% Kingsgrove — Group Household: 2.9% Kingsgrove — Other Families: 1.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Belmore 44.8% renting
Belmore — Owned Outright: 27.6% Belmore — Mortgage: 27.5% Belmore — Renting: 44.8%
Kingsgrove 26.6% renting
Kingsgrove — Owned Outright: 42.1% Kingsgrove — Mortgage: 31.3% Kingsgrove — Renting: 26.6%
Owned outright Mortgage Renting

Qualifications

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

Belmore Kingsgrove
Bachelor Degree 13.4% / 15.8%
Belmore — Bachelor Degree: 13.4% Kingsgrove — Bachelor Degree: 15.8%
Certificate III & IV 8.8% / 9.5%
Belmore — Certificate III & IV: 8.8% Kingsgrove — Certificate III & IV: 9.5%
Advanced Diploma / Diploma 7.2% / 8.3%
Belmore — Advanced Diploma / Diploma: 7.2% Kingsgrove — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 4.4% / 4.6%
Belmore — Postgraduate Degree: 4.4% Kingsgrove — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 1.0% / 1.2%
Belmore — Graduate Diploma / Certificate: 1.0% Kingsgrove — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (15.8%).

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.

Belmore Kingsgrove
China 5.4% / 7.9%
Belmore — China: 5.4% Kingsgrove — China: 7.9%
Greece 5.9% / 5.2%
Belmore — Greece: 5.9% Kingsgrove — Greece: 5.2%
Lebanon 4.4% / 2.5%
Belmore — Lebanon: 4.4% Kingsgrove — Lebanon: 2.5%
Vietnam 3.6% / 2.2%
Belmore — Vietnam: 3.6% Kingsgrove — Vietnam: 2.2%
Philippines 2.1% / 1.2%
Belmore — Philippines: 2.1% Kingsgrove — Philippines: 1.2%
Italy — / 1.9%
Belmore — Italy: not among its largest Kingsgrove — Italy: 1.9%

Bars are drawn against the largest share shown (7.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belmore 43.8% houses
Belmore — Houses: 43.8% Belmore — Flats / Apartments: 46.7% Belmore — Townhouses: 9.5%
Kingsgrove 82.0% houses
Kingsgrove — Houses: 82.0% Kingsgrove — Flats / Apartments: 10.0% Kingsgrove — Townhouses: 8.0%
Houses Flats / Apartments Townhouses

Property market

Belmore Kingsgrove
Median house price $1,790,000 $1,900,000
Median unit price $645,000 $690,000
Median land price —
same for both
Typical days to sell (houses) 25 days
from 63 sales
 24 days
from 101 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.

Belmore Kingsgrove
2 bed $1.15M / $1.67M
Belmore — 2 bed: $1.15M (8 sales) Kingsgrove — 2 bed: $1.67M (16 sales)

8 vs 16 sales

3 bed $1.7M / $1.85M
Belmore — 3 bed: $1.7M (46 sales) Kingsgrove — 3 bed: $1.85M (84 sales)

46 vs 84 sales

4 bed $1.9M / $1.92M
Belmore — 4 bed: $1.9M (21 sales) Kingsgrove — 4 bed: $1.92M (41 sales)

21 vs 41 sales

5 bed $2.1M / $2.38M
Belmore — 5 bed: $2.1M (14 sales) Kingsgrove — 5 bed: $2.38M (33 sales)

14 vs 33 sales

Zoning mix

Kingsgrove has more industrially zoned land (16% vs 4%).

Belmore Kingsgrove
Residential 83% 68%
Industrial 4% 16%
Infrastructure and transport 4% 9%
Commercial 6% 1%
Parks and recreation 4% 5%
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

Belmore Kingsgrove
New dwellings approved 1,785
across Canterbury-Bankstown
same for both
Approvals change year on year +50%
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.

Belmore Kingsgrove
Houses 3.0%
$950/wk on $1.65M
 3.5%
$1,150/wk on $1.69M
Units 4.7%
$600/wk on $668K
 4.6%
$600/wk on $680K

Ranking within NSW

Belmore Kingsgrove
House price Higher than 80% of NSW Higher than 83% of NSW
Income Higher than 43% of NSW Higher than 67% of NSW
Schools Higher than 1% of NSW Higher than 37% of NSW
Walkability Higher than 90% of NSW Higher than 97% of NSW
Affordability Higher than 12% of NSW Higher than 20% of NSW
EV adoption Higher than 50% of NSW Higher than 85% of NSW
NBN connectivity Higher than 88% of NSW Higher than 93% of NSW
Rental yield (houses) Higher than 21% of NSW Higher than 47% of NSW
Rental yield (units) Higher than 52% of NSW Higher than 49% of NSW

Liveability

Kingsgrove scores higher overall (66 vs 52); Kingsgrove is more walkable (91 vs 76).

Belmore Kingsgrove
Grade B
same for both
Score 52/100 66/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Belmore Kingsgrove
Bushfire None
0/100
same for both
Crime Moderate
55/100
 Moderate
54/100
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 8
within 5 km
 4
within 5 km

Schools

Belmore Kingsgrove
Inside the suburb 6 7
Rated above peers 0 1
Rated at peers 2 5
Rated below peers 3 1
Universities within 10 km 3
Strathfield Campus, 4.6 km
 3
Western Sydney University - Bankstown City, 6.6 km
Full-time students aged 15–24 3.1%
same for both

Schools in Belmore

  • Belmore North Public School Government · Primary at peers
  • St Joseph's Catholic Primary School Catholic · Primary at peers
  • All Saints Grammar Independent · Secondary below peers
  • Belmore Boys High School Government · Secondary below peers
  • Belmore South Public School Government · Primary below peers
  • All Saints Grammar Junior School Independent · Primary

Schools in Kingsgrove

  • St Ursula's College Catholic · Secondary above peers
  • Clemton Park Public School Government · Primary at peers
  • Kingsgrove High School Government · Secondary at peers
  • Kingsgrove North High School Government · Secondary at peers
  • Kingsgrove Public School Government · Primary at peers
  • Our Lady of Fatima Catholic Primary School Catholic · Primary at peers

Amenities in the suburb

Belmore Kingsgrove
Supermarkets 0 2
Cafes & restaurants 3 15
Parks & reserves 11 14
Childcare 15 9
GPs 2
same for both
Pharmacies 2 6
Police stations 0 1
Banks & Bank@Post 1 4
Fuel stations 1 3

Mobility

Kingsgrove sits further from the CBD (25.9 km vs 15.4 km).

Belmore Kingsgrove
Walkability score 76/100 91/100
Distance to Sydney 15.4 km 25.9 km
+68% vs other
Drive time (normal traffic) 28 min
same for both
Public transport score 79/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 233.8
7-9am + 5-7pm
 343.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 2192
 1.2%
postcode 2208
Rooftop solar per 100 dwellings 13
postcode 2192
 27
postcode 2208

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.

Belmore Kingsgrove
Worked from Home 40.0% / 46.4%
Belmore — Worked from Home: 40.0% Kingsgrove — Worked from Home: 46.4%
Car (driver) 44.4% / 41.4%
Belmore — Car (driver): 44.4% Kingsgrove — Car (driver): 41.4%
Train 8.6% / 5.1%
Belmore — Train: 8.6% Kingsgrove — Train: 5.1%
Car (passenger) 3.3% / 4.0%
Belmore — Car (passenger): 3.3% Kingsgrove — Car (passenger): 4.0%
Walked Only 2.6% / 1.7%
Belmore — Walked Only: 2.6% Kingsgrove — Walked Only: 1.7%

Bars are drawn against the largest share shown (46.4%).

Setting

Belmore Kingsgrove
Elevation 28 m
above sea level, at the suburb centre
 17 m
above sea level, at the suburb centre
Distance to the ocean 7.7 km 5.8 km

NBN connectivity

Belmore Kingsgrove
Connectivity score 79/100 87/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 13%
5,970 premises
 41%
5,482 premises

Climate

Belmore Kingsgrove
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)

Belmore Kingsgrove
PM2.5 6.5 µg/m³
same for both
PM10 16.1 µg/m³
same for both
NO₂ 0.79 pphm
same for both

Council rates

Belmore Kingsgrove
Average residential rate $1,322/yr
same for both
Council Canterbury-Bankstown
same for both

Federal electorate

Belmore Kingsgrove
Division Watson Barton
Member Tony Burke Ash Ambihaipahar
Party Australian Labor Party
same for both

First Home Owner Grant

Belmore Kingsgrove
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Belmore

Affordable Apartments Middle-Ring Multicultural Parks Urban

Kingsgrove

Easy Commute Middle-Ring Multicultural Parks Premium Transport Hub

More comparisons

Other comparisons with Belmore

Belmore vs Greenacre Belmore vs Campsie Belmore vs Lakemba Belmore vs Roselands Belmore vs Belfield Belmore vs Strathfield South

Other comparisons with Kingsgrove

Kingsgrove vs Hurstville Kingsgrove vs Bexley Kingsgrove vs Earlwood Kingsgrove vs Roselands Kingsgrove vs Beverly Hills Kingsgrove vs Bexley North
Full data on Belmore Full data on Kingsgrove
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or