Beverly Hills NSW 2209
Located in New South Wales, Beverly Hills sits 23 km from Sydney CBD, around 27 minutes by car. The suburb has 10,483 residents, a median age of 40, and a median household income of $96,824 per year. On socioeconomic measures it sits in the top 40% nationally. Population grew 3.2% from 2016 to 2021. The 2021 Census recorded a median rent of $460 per week and a median monthly mortgage of $2,500. The area shows no recorded bushfire exposure. Of 4 schools within the suburb boundary, 2 rank above the state average, and walkability is high.
Is Beverly Hills a good suburb?
Beverly Hills scores a A (78/100) on SuburbScan's Liveability grade — strong on schools, transit, and community, weaker on prices.
Above the state average
4 schools · 2 above peer schools · Top 14% in NSW
Very walkable
Walkability 91/100 · 22.9 km · 27 min drive to Sydney
Above the state median
Median $1.86M · Less affordable than 80% of NSW
Moderate crime risk
Fire 0/100 · Crime 46/100
Advantaged
SEIFA decile 8/10 · median age 40 · 10,483 residents
Liveability Rating
78 / 100 · Ranked #198 in NSWEach bar is Beverly Hills's rank among NSW suburbs, from 0 to 100 (higher is better).
No flood data is published for New South Wales — a blank here means we hold no data, not that there is no risk.
How do you rate the liveability in Beverly Hills?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
78 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataBeverly Hills's house market is moving higher: the median sale price reached $1.86 million, about 3% above where it sat a year earlier.
Houses
$1,861,000
9% above its 7 neighbours (median $1,700,000)
Based on 102 recorded sales in the last 24 months.
Typically sold in 28 days — median across 36 sales that recorded a listing period
By bedrooms
- 2 bed 5 sales $1.5M
- 3 bed 41 sales $1.84M
- 4 bed 23 sales $1.9M
- 5 bed 23 sales $2.25M
Units
$780,000
3% above its 7 neighbours (median $760,000)
Based on 43 recorded sales in the last 24 months.
Typically sold in 21 days — median across 9 sales that recorded a listing period
By bedrooms
- 2 bed 26 sales $758K
- 3 bed 11 sales $900K
Currently for Sale
Last 6 monthsHouses in Beverly Hills are currently listed at around $1.6 million on average. Based on 14 houses listed in the past six months.
Houses
$1.6M
14 houses listed in the last 6 months.
Units
$840K
5 units listed in the last 6 months.
19 of the suburb's 3,546 dwellings (0.5%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Beverly Hills rent for around $940 a week on average, based on 19 houses listed for rent in the past six months.
Houses
$940/wk
In line with its 7 neighbours (median $950/wk)
19 houses advertised for rent in the last 6 months.
Units
$650/wk
8 units advertised for rent in the last 6 months.
27 rentals advertised against an estimated 1,089 rented homes (2.5%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $865/wk
- 16 bonds
- +51% since 2021
- 2-bed units
- $615/wk
- 24 bonds
- +56% since 2021
Median weekly rent on bonds lodged for new tenancies across postcode 2209 (NSW publishes bonds by postcode, which can cover several suburbs). Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 2025110 Moderately unaffordable · the average rental household in this region would pay about 27% of its income on the median rent in postcode 2209.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$940/week ($49,000 a year) on a $1.6 million median
$650/week ($34,000 a year) on a $840,000 median
Based on a small sample (5 listings) — indicative only.
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Short-Stay Rentals
6 active Airbnb listings: 6 whole homes and 0 rooms. Whole homes are about 0.2% of the suburb's homes.
Airbnb only, as at Jun 2026; other platforms are not included. Active means reviewed in the past 12 months. The share is against private dwellings at the 2021 Census.
Is Beverly Hills safe? Crime statistics
2025Crime in Beverly Hills sits in the moderate band, with 328 incidents recorded in 2025 — up roughly 16% on the prior year.
328 offences
15.9% since 2024Crime Trend
Serious Road Crashes
2021–202534 crashes
where someone was killed or admitted to hospital, 1 of them fatal
Where they happened
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. Roads are listed with 3 or more serious crashes.
Council Flood Studies
Georges River Council has published 5 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
- Blakehurst and Kogarah Bay Wards Overland Flow Flood Study 2026
- OVERLAND FLOW FLOODPLAIN RISK MANAGEMENT STUDY AND PLAN FOR HURSTVILLE, MORTDALE, AND PEAKHURST WARDS 2023
- Poulton Park Overland Flow Risk Management Study and Plan 2011
- Poulton Park Overland Flow Management Study and Plan 2011
- Kogarah Bay Creek - Flood & Overland Flow Study 2008
Schools
Four schools serve Beverly Hills, and the cohort skews above peer-suburb performance. Beverly Hills Girls High School and Regina Coeli Catholic Primary School lead the pack.
- • 2,312 students across 4 schools (avg 578)
- • Sectors: 3 Government, 1 Catholic
- • ICSEA 1003-1100, median 1040 (above the national baseline of 1000)
- • Largest: Beverly Hills Girls High School (1,003 students)
Primary
Secondary
Universities nearby
- 5.4 kmWestern Sydney University - Bankstown CityWestern Sydney University · 60 courses
- 7.7 kmStrathfield CampusAustralian Catholic University · 85 courses
3.1% of residents here are full-time university students aged 15–24.
Distance is measured to the suburb centre. A campus nearby does not by itself mean a student rental market — most suburbs within a few kilometres of one have a student share close to the national norm, and the figure above is what tells them apart.
Walkability
Beverly Hills is exceptionally walkable on foot — at 91/100, daily errands don't require a car at all. Within the suburb there are 1 supermarket, 14 parks and 31 cafes to anchor that walking radius.
Public transport
Weekday and weekend service frequency across every stop inside Beverly Hills.
- Peak (7-9am + 5-7pm)
- 127.0 arrivals/hr
- Off-peak weekday
- 108.3 arrivals/hr
- Saturday
- 75.8 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 23.8 hours
- Direct to CBD (peak)
- 15 min wait
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Beverly Hills.
- Full-fibre (FTTP) share
- 33%
- Premises covered
- 4,169
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Georges River: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 26 small areas inside this suburb and averages them into the single decile above. They fall into 7 different deciles — a wide range, so parts of this suburb rank well above the average and parts well below it.
Beverly Hills is home to about 10,500 residents, with a median age of 40, broadly in line with the national figure. Median household income runs at $97,000 a year, with unemployment at 6.1%.
2021 Census · change since 2016
Population
10,483
Median Age
40
Median Household Income
$96,824/yr
Census Median Rent
$460/wk
Census Median Mortgage
$2,500/mo
Avg Household Size
2.9
Median Personal Income
$36,452/yr
Unemployment Rate
6.1%
Unoccupied Dwellings
6.0%
Total Dwellings
3,546
Owner-Occupier Rate
69.3%
Houses
66.6%
Rental Stress
24.7%
Mortgage Stress
31.0%
Work From Home
48.3%
Dwelling Types
Property Ownership
186 rented from a state or territory housing authority and 38 from a community housing provider, as a share of the 1,053 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 50.4%
- English Spoken at Home
- 37.8%
- Employment Rate
- 50.5%
- Completed Year 12
- 54.4%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
592 residents (5.6%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 9,924 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
25% of employed residents work in a capital's city centre (1,095 of 4,415).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 1,408 people work here; 4,415 employed residents live here.
Mostly a place people commute from: 0.3 jobs per working resident. At least 64% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,381 a year through Georges River based on 2024 figures.
How this land is zoned
- Residential 74%
- Infrastructure and transport 13%
- Parks and recreation 10%
- Commercial 2%
- Zones under 1% 1%
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 — the property page shows the zone for one address.
Building Approvals: Georges River
In the year to August 2026, 920 new dwellings were approved across Georges River. That mix is 223 houses and 697 units. Approvals are up 91.0% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Metropolitan Local Aboriginal Land Council.
Local Aboriginal Land Councils are statutory bodies under the Aboriginal Land Rights Act 1983, responsible for land claims and land management for their members. Their boundaries are administrative and are not a statement of whose Country this is. NSW does not publish a register of Aboriginal parties by area — they are registered for each project.
Air Quality
MODERATEPM2.5 averaged 6.5 µg/m³ in 2025 — below Australia's NEPM annual standard (8 µg/m³), slightly above the stricter WHO guideline (5 µg/m³). 1 day exceeded the daily threshold of 25 µg/m³.
PM10 averaged 16.1 µg/m³ · NO₂ averaged 0.79 pphm. Days over the limit in 2025: PM10 0 · NO₂ 0 · ozone 0.
From the Earlwood monitoring station, 6.2 km away.
Climate & Setting
from Sydney Airport AMO, 8.6 kmHigh rainfall — warm summers, mild winters.
- Elevation
- 45 m
- above sea level, at the suburb centre
- Distance to the ocean
- 7.1 km
- Annual rainfall
- 1,129 mm
- 99 rainy days
- Summer max (Jan)
- 27.5°C
- 7 days ≥ 35°C
- Winter min (Jul)
- 9.5°C
- 0 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
5 facilities within 5 km- 2.6 kmOther Ceramic Product ManufacturingTop reported: Oxides of Nitrogen · Carbon monoxide · Fluoride compounds
- 2.6 kmLaundry and Dry-Cleaning ServicesTop reported: Carbon monoxide · Oxides of Nitrogen · Particulate Matter ≤2.5 µm (PM2.5)
- 3.9 kmBasic Inorganic Chemical ManufacturingTop reported: Total Volatile Organic Compounds · Acetone · Cyclohexane
- 4.0 kmBasic Inorganic Chemical ManufacturingTop reported: Total Volatile Organic Compounds · Ethanol · Fluoride compounds
- 4.5 km
EV adoption
In postcode 2209, 134 of 10,047 registered light vehicles are battery-electric on 31 January 2025. A further 4.5% (456 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 5.9%.
Rooftop solar
In postcode 2209, 1,519 rooftop-solar systems totalling 9.9 MW have been installed since 2001, against 5,861 dwellings recorded in the 2021 Census. 136 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $600,000.
Off-the-plan or contracted-build value cap is $750,000 (vs $600,000 for completed new homes). Stamp duty concessions are a separate scheme (First Home Buyers Assistance).
Mortgage repayments
6 mortgage brokers are registered in this suburb, 9 across postcode 2209.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with Revenue NSW
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $600,000 may qualify for $10,000 — see what qualifies with Revenue NSW.
At $1,861,000 this is $1,261,000 above the $600,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Revenue NSW.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Ash Ambihaipahar Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Ash Ambihaipahar | 66.0% | 34.0% | +4.0 |
| 2022 | Linda Burney | 65.5% | 34.5% | -6.1 |
| 2019 | Linda Burney | 59.4% | 40.6% | -1.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Chris Minns Labor
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Chris Minns ALP | 68.3% |
| 2019 | Chris Minns ALP | 51.8% |
| 2015 | Chris Minns ALP | 56.9% |
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.
Looking at a specific address in Beverly Hills?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 10,483 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
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Checking the whole city?
Suburbs to avoid in Sydney There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Sydney suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Hurstville NSW 2220
Kingsgrove NSW 2208
Riverwood NSW 2210
Penshurst NSW 2222
Roselands NSW 2196
Peakhurst NSW 2210
Compare Beverly Hills to another suburb
Side-by-side stats for any other NSW suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Beverly Hills
Is Beverly Hills a safe place to live?
Recorded crime in Beverly Hills is moderate (46/100, ranked against other NSW suburbs on offences per resident).
What natural hazards affect Beverly Hills?
Beverly Hills has no recorded bushfire history. These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Beverly Hills a good place to live?
Beverly Hills has a SuburbScan Liveability grade of A (78/100), ranked against other NSW suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Beverly Hills?
Beverly Hills, NSW had a population of 10,483 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Beverly Hills, NSW?
The postcode for Beverly Hills, NSW is 2209.
How far is Beverly Hills from Sydney?
Beverly Hills is 23 km from Sydney CBD by road, about 27 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Beverly Hills?
At the 2021 ABS Census, median household income in Beverly Hills was $96,824 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Beverly Hills?
The median advertised rent in Beverly Hills is $940 a week for houses (19 listings) and $650 a week for units (8 listings), from rental listings over the last six months.
What is the median age in Beverly Hills?
The median age of residents in Beverly Hills was 40 at the 2021 ABS Census.
How are the schools in Beverly Hills?
There are 4 schools inside the Beverly Hills boundary: 2 above and 2 at similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Beverly Hills walkable?
Beverly Hills scores 91/100 on the SuburbScan Walkability Score, making it exceptionally walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the air quality in Beverly Hills?
The nearest government air-quality monitoring station to Beverly Hills (Earlwood) recorded a 2025 annual mean PM2.5 of 6.5 µg/m³ and PM10 of 16.1 µg/m³. That puts Beverly Hills below the Australian NEPM annual standard of 8 µg/m³ but above the stricter WHO guideline of 5 µg/m³.
What is the weather like in Beverly Hills?
At the nearest Bureau of Meteorology station to Beverly Hills, Sydney Airport AMO (8.6 km away), summer days average 27.5°C, winter nights 9.5°C, 1,129 mm of rain a year over 99 rainy days, and 7 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Beverly Hills?
First-home buyers in NSW may be eligible for $10,000 towards new homes with a purchase price up to $600,000. The grant is administered by Revenue NSW; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Beverly Hills belong to?
Beverly Hills sits within the Georges River local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Beverly Hills?
The average residential rates bill through Georges River is $1,381 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Beverly Hills?
Across Georges River, 920 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 91.0% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Beverly Hills in?
Beverly Hills sits within the federal Division of Barton, currently held by Ash Ambihaipahar (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- Short-stay rentals · Jun 2026
- State electorate · 2023
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.