Frenchs Forest vs Beacon Hill

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 20.3 km.

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 schools inside the suburb (4 vs 1)
  • has more childcare (9 vs 3)
  • has more parks and reserves (29 vs 11)

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

Beacon Hill

ahead on the one thing that separates them

  • has cheaper rent ($730/wk vs $800/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

  • is more walkable (80/100 vs 61/100)
  • has a shorter drive in (25 min vs 30 min)
  • sits closer to the CBD (17 km vs 20.3 km)

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

Downsizers and retirees

Frenchs Forest

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • is more walkable (80/100 vs 61/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Frenchs Forest Beacon Hill
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.

Frenchs Forest Beacon Hill
Walkability 80 / 61
Frenchs Forest — Walkability: 80/100 Beacon Hill — Walkability: 61/100
Safety 71 / 73
Frenchs Forest — Safety: 71/100 Beacon Hill — Safety: 73/100
Low fire risk 10 / 6
Frenchs Forest — Low fire risk: 10/100 Beacon Hill — Low fire risk: 6/100

Demographics

Frenchs Forest has more residents (14,267 vs 7,814).

Frenchs Forest Beacon Hill
Population 14,267
+45% vs other
 7,814
Population trend (2016 → 2021) +5.9% +4.8%
Median age 40 41
Median household income $161,668/yr
+6% vs other
 $152,724/yr
Median weekly rent $800/wk
+9% vs other
 $730/wk

Age profile

Share of residents in each band, 2021 Census.

Frenchs Forest Beacon Hill
0-4 5.7% / 5.6%
Frenchs Forest — 0-4: 5.7% Beacon Hill — 0-4: 5.6%
5-14 16.5% / 14.7%
Frenchs Forest — 5-14: 16.5% Beacon Hill — 5-14: 14.7%
15-19 7.7% / 7.2%
Frenchs Forest — 15-19: 7.7% Beacon Hill — 15-19: 7.2%
20-24 5.4% / 6.4%
Frenchs Forest — 20-24: 5.4% Beacon Hill — 20-24: 6.4%
25-34 7.3% / 8.3%
Frenchs Forest — 25-34: 7.3% Beacon Hill — 25-34: 8.3%
35-44 13.5% / 12.7%
Frenchs Forest — 35-44: 13.5% Beacon Hill — 35-44: 12.7%
45-54 16.9% / 16.0%
Frenchs Forest — 45-54: 16.9% Beacon Hill — 45-54: 16.0%
55-64 11.2% / 13.4%
Frenchs Forest — 55-64: 11.2% Beacon Hill — 55-64: 13.4%
65-74 7.9% / 8.3%
Frenchs Forest — 65-74: 7.9% Beacon Hill — 65-74: 8.3%
75-84 6.1% / 5.5%
Frenchs Forest — 75-84: 6.1% Beacon Hill — 75-84: 5.5%
85+ 1.8% / 2.1%
Frenchs Forest — 85+: 1.8% Beacon Hill — 85+: 2.1%

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

Who lives together

Household composition, 2021 Census.

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%
Beacon Hill 66.9% couple families
Beacon Hill — Couple Families: 66.9% Beacon Hill — Lone Person: 15.3% Beacon Hill — One Parent Families: 14.6% Beacon Hill — Group Household: 2.4% Beacon Hill — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Frenchs Forest 15.8% renting
Frenchs Forest — Owned Outright: 37.3% Frenchs Forest — Mortgage: 46.9% Frenchs Forest — Renting: 15.8%
Beacon Hill 16.9% renting
Beacon Hill — Owned Outright: 37.9% Beacon Hill — Mortgage: 45.2% Beacon Hill — Renting: 16.9%
Owned outright Mortgage Renting

Qualifications

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

Frenchs Forest Beacon Hill
Bachelor Degree 19.8% / 18.2%
Frenchs Forest — Bachelor Degree: 19.8% Beacon Hill — Bachelor Degree: 18.2%
Certificate III & IV 9.9% / 11.1%
Frenchs Forest — Certificate III & IV: 9.9% Beacon Hill — Certificate III & IV: 11.1%
Advanced Diploma / Diploma 8.7% / 9.4%
Frenchs Forest — Advanced Diploma / Diploma: 8.7% Beacon Hill — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 6.9% / 5.5%
Frenchs Forest — Postgraduate Degree: 6.9% Beacon Hill — Postgraduate Degree: 5.5%
Graduate Diploma / Certificate 2.4% / 2.0%
Frenchs Forest — Graduate Diploma / Certificate: 2.4% Beacon Hill — Graduate Diploma / Certificate: 2.0%

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.

Frenchs Forest Beacon Hill
England 7.3% / 5.5%
Frenchs Forest — England: 7.3% Beacon Hill — England: 5.5%
China 2.3% / 2.6%
Frenchs Forest — China: 2.3% Beacon Hill — China: 2.6%
New Zealand 2.2% / 2.0%
Frenchs Forest — New Zealand: 2.2% Beacon Hill — New Zealand: 2.0%
South Africa 1.9% / 1.3%
Frenchs Forest — South Africa: 1.9% Beacon Hill — South Africa: 1.3%
Italy — / 2.3%
Frenchs Forest — Italy: not among its largest Beacon Hill — Italy: 2.3%
India 0.9% / 0.8%
Frenchs Forest — India: 0.9% Beacon Hill — India: 0.8%
Philippines — / 1.7%
Frenchs Forest — Philippines: not among its largest Beacon Hill — Philippines: 1.7%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Frenchs Forest 92.5% houses
Frenchs Forest — Houses: 92.5% Frenchs Forest — Townhouses: 4.3% Frenchs Forest — Flats / Apartments: 3.2%
Beacon Hill 89.1% houses
Beacon Hill — Houses: 89.1% Beacon Hill — Townhouses: 5.6% Beacon Hill — Flats / Apartments: 5.3%
Houses Townhouses Flats / Apartments

Property market

Frenchs Forest Beacon Hill
Median house price $2,400,000
same for both
Median unit price $1,900,000 $1,825,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 112 sales
 25 days
from 33 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.

Frenchs Forest Beacon Hill
3 bed $2.25M / $2.29M
Frenchs Forest — 3 bed: $2.25M (45 sales) Beacon Hill — 3 bed: $2.29M (21 sales)

45 vs 21 sales

4 bed $2.4M / $2.4M
Frenchs Forest — 4 bed: $2.4M (63 sales) Beacon Hill — 4 bed: $2.4M (27 sales)

63 vs 27 sales

5 bed $2.78M / $2.65M
Frenchs Forest — 5 bed: $2.78M (44 sales) Beacon Hill — 5 bed: $2.65M (17 sales)

44 vs 17 sales

Zoning mix

Frenchs Forest has more land zoned for conservation (12% vs 0%).

Frenchs Forest Beacon Hill
Residential 52% 71%
Parks and recreation 13% 16%
Environmental 12% 0%
Other and special use 8% 11%
Commercial 8% 0%
Infrastructure and transport 7% 2%
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

Frenchs Forest Beacon Hill
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.

Frenchs Forest Beacon Hill
Houses 3.5%
$1,500/wk on $2.24M
 3.7%
$1,500/wk on $2.1M
Units —
same for both

Ranking within NSW

Frenchs Forest Beacon Hill
House price Higher than 89% of NSW Higher than 88% of NSW
Income Higher than 96% of NSW Higher than 95% of NSW
Schools Higher than 26% of NSW —
Walkability Higher than 92% of NSW Higher than 85% of NSW
Affordability Higher than 35% of NSW Higher than 33% of NSW
EV adoption Higher than 93% of NSW
same for both
NBN connectivity Higher than 84% of NSW Higher than 87% of NSW
Rental yield (houses) Higher than 44% of NSW Higher than 57% of NSW

Liveability

Frenchs Forest is more walkable (80 vs 61); Beacon Hill scores higher overall (59 vs 54).

Frenchs Forest Beacon Hill
Grade B
same for both
Score 54/100 59/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Frenchs Forest Beacon Hill
Bushfire High
90/100
 High
94/100
Crime Low
29/100
 Low
27/100
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

Frenchs Forest Beacon Hill
Inside the suburb 4 1
Rated above peers 0
same for both
Rated at peers 4 0
Rated below peers 0 1
Universities within 10 km 2
Macquarie University Wallumattagal Campus at North Ryde, 9.7 km
 None

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

Schools in Beacon Hill

  • Beacon Hill Public School Government · Primary below peers

Amenities in the suburb

Frenchs Forest Beacon Hill
Supermarkets 2 0
Cafes & restaurants 19 1
Parks & reserves 29 11
Childcare 9 3
GPs 4 0
Pharmacies 3 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 4 0
Fuel stations 0 2
EV chargers 3 0
Waterways 17 6

Mobility

Beacon Hill sits further from the CBD (20.3 km vs 17 km).

Frenchs Forest Beacon Hill
Walkability score 80/100 61/100
Distance to Sydney 17 km 20.3 km
+19% vs other
Drive time (normal traffic) 25 min 30 min
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 524.5
7-9am + 5-7pm
 177.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 2086
 2.0%
postcode 2100
Rooftop solar per 100 dwellings 40
postcode 2086
 33
postcode 2100

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.

Frenchs Forest Beacon Hill
Worked from Home 53.0% / 46.4%
Frenchs Forest — Worked from Home: 53.0% Beacon Hill — Worked from Home: 46.4%
Car (driver) 39.4% / 45.2%
Frenchs Forest — Car (driver): 39.4% Beacon Hill — Car (driver): 45.2%
Car (passenger) 2.8% / 3.9%
Frenchs Forest — Car (passenger): 2.8% Beacon Hill — Car (passenger): 3.9%
Bus 2.5% / 2.3%
Frenchs Forest — Bus: 2.5% Beacon Hill — Bus: 2.3%
Walked Only 1.7% / 1.6%
Frenchs Forest — Walked Only: 1.7% Beacon Hill — Walked Only: 1.6%

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

Setting

Frenchs Forest Beacon Hill
Elevation 144 m
above sea level, at the suburb centre
 120 m
above sea level, at the suburb centre
Distance to the ocean 6.7 km
3.8 km to a named beach
 3.6 km
3.8 km to a named beach

NBN connectivity

Frenchs Forest Beacon Hill
Connectivity score 75/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 12%
5,277 premises
 7%
2,491 premises

Climate

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

Air quality (annual mean)

Frenchs Forest Beacon Hill
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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Frenchs Forest

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

Beacon Hill

Easy Commute Middle-Ring Parks Premium Quiet River Transport Hub

More comparisons

Other comparisons with Frenchs Forest

Frenchs Forest vs Belrose Frenchs Forest vs Forestville Frenchs Forest vs Allambie Heights Frenchs Forest vs Killarney Heights Frenchs Forest vs East Killara Frenchs Forest vs Davidson

Other comparisons with Beacon Hill

Beacon Hill vs Allambie Heights Beacon Hill vs Narraweena Beacon Hill vs Brookvale Beacon Hill vs Oxford Falls
Full data on Frenchs Forest Full data on Beacon Hill
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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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