Belrose vs Frenchs Forest

Frenchs Forest is the younger of the two, with a median age of 40 against 46 in Belrose. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Frenchs Forest is closer to the city centre: 17 km, against 21 km. On these figures, Belrose tends to suit older residents, while Frenchs Forest 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

Frenchs Forest

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (29 vs 17)
  • has more separate houses rather than flats (92% vs 79%)
  • is already more of a family suburb (82% vs 72%)
  • But Belrose has more schools rated above their peers (3 vs 0)

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

First-home buyers

Belrose

ahead on the one thing that separates them

  • has cheaper units ($1,490,000 vs $1,900,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Frenchs Forest

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (26% vs 34%)
  • has cheaper rent ($800/wk vs $890/wk)

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

Commuting to the city

Frenchs Forest

ahead on 3 of the 4 things we measure here

  • has a shorter drive in (25 min vs 32 min)
  • is more walkable (80/100 vs 63/100)
  • sits closer to the CBD (17 km vs 21 km)

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

Downsizers and retirees

They split

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

  • Belrose has more units and townhouses to downsize into (21% vs 8%)
  • Frenchs Forest has more GPs (4 vs 2)

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

Investors

Frenchs Forest

ahead on the one thing that separates them

  • is growing faster (5.9% vs -0.6%)

Weighs house yield and population growth.

Where they sit

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

Belrose Frenchs Forest
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.

Belrose Frenchs Forest
Walkability 63 / 80
Belrose — Walkability: 63/100 Frenchs Forest — Walkability: 80/100
Safety 66 / 71
Belrose — Safety: 66/100 Frenchs Forest — Safety: 71/100
Low fire risk 10 / 10
Belrose — Low fire risk: 10/100 Frenchs Forest — Low fire risk: 10/100

Demographics

Frenchs Forest has more residents (14,267 vs 8,726); Frenchs Forest has higher household incomes ($161,668 vs $135,096).

Belrose Frenchs Forest
Population 8,726 14,267
+63% vs other
Population trend (2016 → 2021) -0.6% +5.9%
Median age 46 40
Median household income $135,096/yr $161,668/yr
+20% vs other
Median weekly rent $890/wk
+10% vs other
 $800/wk

Age profile

Share of residents in each band, 2021 Census.

Belrose Frenchs Forest
0-4 4.2% / 5.7%
Belrose — 0-4: 4.2% Frenchs Forest — 0-4: 5.7%
5-14 14.2% / 16.5%
Belrose — 5-14: 14.2% Frenchs Forest — 5-14: 16.5%
15-19 7.0% / 7.7%
Belrose — 15-19: 7.0% Frenchs Forest — 15-19: 7.7%
20-24 5.3% / 5.4%
Belrose — 20-24: 5.3% Frenchs Forest — 20-24: 5.4%
25-34 5.3% / 7.3%
Belrose — 25-34: 5.3% Frenchs Forest — 25-34: 7.3%
35-44 11.0% / 13.5%
Belrose — 35-44: 11.0% Frenchs Forest — 35-44: 13.5%
45-54 15.8% / 16.9%
Belrose — 45-54: 15.8% Frenchs Forest — 45-54: 16.9%
55-64 10.9% / 11.2%
Belrose — 55-64: 10.9% Frenchs Forest — 55-64: 11.2%
65-74 10.2% / 7.9%
Belrose — 65-74: 10.2% Frenchs Forest — 65-74: 7.9%
75-84 10.9% / 6.1%
Belrose — 75-84: 10.9% Frenchs Forest — 75-84: 6.1%
85+ 5.3% / 1.8%
Belrose — 85+: 5.3% Frenchs Forest — 85+: 1.8%

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Belrose 59.4% couple families
Belrose — Couple Families: 59.4% Belrose — Lone Person: 25.9% Belrose — One Parent Families: 12.4% Belrose — Group Household: 1.3% Belrose — Other Families: 1.0%
Frenchs Forest 69.9% couple families
Frenchs Forest — Couple Families: 69.9% Frenchs Forest — Lone Person: 15.6% Frenchs Forest — One Parent Families: 11.7% Frenchs Forest — Group Household: 1.9% Frenchs Forest — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Belrose 12.1% renting
Belrose — Owned Outright: 45.6% Belrose — Mortgage: 42.3% Belrose — Renting: 12.1%
Frenchs Forest 15.8% renting
Frenchs Forest — Owned Outright: 37.3% Frenchs Forest — Mortgage: 46.9% Frenchs Forest — Renting: 15.8%
Owned outright Mortgage Renting

Qualifications

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

Belrose Frenchs Forest
Bachelor Degree 18.1% / 19.8%
Belrose — Bachelor Degree: 18.1% Frenchs Forest — Bachelor Degree: 19.8%
Certificate III & IV 9.7% / 9.9%
Belrose — Certificate III & IV: 9.7% Frenchs Forest — Certificate III & IV: 9.9%
Advanced Diploma / Diploma 10.2% / 8.7%
Belrose — Advanced Diploma / Diploma: 10.2% Frenchs Forest — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 5.8% / 6.9%
Belrose — Postgraduate Degree: 5.8% Frenchs Forest — Postgraduate Degree: 6.9%
Graduate Diploma / Certificate 2.2% / 2.4%
Belrose — Graduate Diploma / Certificate: 2.2% Frenchs Forest — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (19.8%).

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.

Belrose Frenchs Forest
England 7.0% / 7.3%
Belrose — England: 7.0% Frenchs Forest — England: 7.3%
China 2.4% / 2.3%
Belrose — China: 2.4% Frenchs Forest — China: 2.3%
South Africa 2.7% / 1.9%
Belrose — South Africa: 2.7% Frenchs Forest — South Africa: 1.9%
New Zealand 1.7% / 2.2%
Belrose — New Zealand: 1.7% Frenchs Forest — New Zealand: 2.2%
Iran 1.1% / 0.8%
Belrose — Iran: 1.1% Frenchs Forest — Iran: 0.8%
India 0.8% / 0.9%
Belrose — India: 0.8% Frenchs Forest — India: 0.9%

Bars are drawn against the largest share shown (7.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belrose 79.3% houses
Belrose — Houses: 79.3% Belrose — Flats / Apartments: 11.2% Belrose — Townhouses: 9.5%
Frenchs Forest 92.5% houses
Frenchs Forest — Houses: 92.5% Frenchs Forest — Flats / Apartments: 3.2% Frenchs Forest — Townhouses: 4.3%
Houses Flats / Apartments Townhouses

Property market

Belrose Frenchs Forest
Median house price $2,385,000 $2,400,000
Median unit price $1,490,000 $1,900,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 120 sales
 21 days
from 112 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.

Belrose Frenchs Forest
3 bed $2.16M / $2.25M
Belrose — 3 bed: $2.16M (37 sales) Frenchs Forest — 3 bed: $2.25M (45 sales)

37 vs 45 sales

4 bed $2.38M / $2.4M
Belrose — 4 bed: $2.38M (56 sales) Frenchs Forest — 4 bed: $2.4M (63 sales)

56 vs 63 sales

5 bed $2.64M / $2.78M
Belrose — 5 bed: $2.64M (48 sales) Frenchs Forest — 5 bed: $2.78M (44 sales)

48 vs 44 sales

Zoning mix

Belrose has more land zoned for conservation (32% vs 12%).

Belrose Frenchs Forest
Residential 19% 52%
Other and special use 40% 8%
Environmental 32% 12%
Parks and recreation 2% 13%
Commercial 3% 8%
Infrastructure and transport 4% 7%
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

Belrose Frenchs Forest
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.

Belrose Frenchs Forest
Houses 3.4%
$1,472/wk on $2.25M
 3.5%
$1,500/wk on $2.24M
Units —
same for both

Ranking within NSW

Belrose Frenchs Forest
House price Higher than 88% of NSW Higher than 89% of NSW
Income Higher than 90% of NSW Higher than 96% of NSW
Schools Higher than 82% of NSW Higher than 26% of NSW
Walkability Higher than 85% of NSW Higher than 92% of NSW
Affordability Higher than 24% of NSW Higher than 35% of NSW
EV adoption Higher than 92% of NSW Higher than 93% of NSW
NBN connectivity Higher than 77% of NSW Higher than 84% of NSW
Rental yield (houses) Higher than 39% of NSW Higher than 44% of NSW

Liveability

Frenchs Forest is more walkable (80 vs 63); Belrose scores higher overall (67 vs 54).

Belrose Frenchs Forest
Grade B
same for both
Score 67/100 54/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Belrose Frenchs Forest
Bushfire High
90/100
same for both
Crime Low
34/100
 Low
29/100
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 2
within 5 km
same for both

Schools

Belrose Frenchs Forest
Inside the suburb 6 4
Rated above peers 3 0
Rated at peers 1 4
Rated below peers 1 0
Universities within 10 km None 2
Macquarie University Wallumattagal Campus at North Ryde, 9.7 km

Schools in Belrose

  • John Colet School Independent · Primary above peers
  • Kamaroi Rudolf Steiner School Independent · Primary above peers
  • Wakehurst Public School Government · Primary above peers
  • Covenant Christian School Independent · Combined at peers
  • Belrose Public School Government · Primary below peers
  • Yanginanook School Independent · Combined

Schools in Frenchs Forest

  • Davidson High School Government · Secondary at peers
  • Frenchs Forest Public School Government · Primary at peers
  • Mimosa Public School Government · Primary at peers
  • The Forest High School Government · Secondary at peers

Amenities in the suburb

Belrose Frenchs Forest
Supermarkets 4 2
Cafes & restaurants 15 19
Parks & reserves 17 29
Childcare 10 9
GPs 2 4
Pharmacies 2 3
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 1 4
Fuel stations 2 0
EV chargers 1 3
Waterways 10 17

Mobility

Belrose sits further from the CBD (21 km vs 17 km).

Belrose Frenchs Forest
Walkability score 63/100 80/100
Distance to Sydney 21 km
+19% vs other
 17 km
Drive time (normal traffic) 32 min 25 min
Public transport score 79/100
Bus
 94/100
Bus
Peak arrivals per hour 518.2
7-9am + 5-7pm
 524.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.9%
postcode 2085
 2.0%
postcode 2086
Rooftop solar per 100 dwellings 46
postcode 2085
 40
postcode 2086

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.

Belrose Frenchs Forest
Worked from Home 52.9% / 53.0%
Belrose — Worked from Home: 52.9% Frenchs Forest — Worked from Home: 53.0%
Car (driver) 41.4% / 39.4%
Belrose — Car (driver): 41.4% Frenchs Forest — Car (driver): 39.4%
Car (passenger) 2.5% / 2.8%
Belrose — Car (passenger): 2.5% Frenchs Forest — Car (passenger): 2.8%
Bus 1.8% / 2.5%
Belrose — Bus: 1.8% Frenchs Forest — Bus: 2.5%
Walked Only 0.7% / 1.7%
Belrose — Walked Only: 0.7% Frenchs Forest — Walked Only: 1.7%

Bars are drawn against the largest share shown (53.0%).

Setting

Belrose Frenchs Forest
Elevation 145 m
above sea level, at the suburb centre
 144 m
above sea level, at the suburb centre
Distance to the ocean 8.2 km 6.7 km
3.8 km to a named beach

NBN connectivity

Belrose Frenchs Forest
Connectivity score 71/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 19%
4,360 premises
 12%
5,277 premises

Climate

Belrose Frenchs Forest
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Belrose Frenchs Forest
PM2.5 5.4 µg/m³
same for both
PM10 14.2 µg/m³
same for both
NO₂ 0.23 pphm
same for both

Council rates

Belrose Frenchs Forest
Average residential rate $1,696/yr
same for both
Council Northern Beaches
same for both

Federal electorate

Belrose Frenchs Forest
Division Mackellar
same for both
Member Sophie Scamps
same for both
Party Independent
same for both

First Home Owner Grant

Belrose Frenchs Forest
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Belrose

Middle-Ring Parks Premium Retirees

Frenchs Forest

Easy Commute Family Large Blocks Middle-Ring Parks Premium Professionals River Transport Hub

More comparisons

Other comparisons with Belrose

Belrose vs St Ives Belrose vs Terrey Hills Belrose vs Davidson Belrose vs Ingleside Belrose vs Oxford Falls

Other comparisons with Frenchs Forest

Frenchs Forest vs Forestville Frenchs Forest vs Beacon Hill Frenchs Forest vs Allambie Heights Frenchs Forest vs Killarney Heights Frenchs Forest vs East Killara Frenchs Forest vs Davidson
Full data on Belrose Full data on Frenchs Forest
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