Thinking about buying your first home in Balgowlah (2093)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Balgowlah is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Balgowlah a good suburb to buy in 2026?
Balgowlah (2093) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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22 min
16 min
58 min
33 min
43 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Balgowlah suits established families and upsizers who can comfortably clear the $3,310,000 house median, backed by the suburb's top SEIFA decile and a median household income of $2,681 per week. The four primary and two secondary schools carry a strong mean ICSEA of 1142, and 24 of 26 nearby childcare services meet or exceed the National Quality Standard. With 26 parks and 29 cafes within 1.6 kilometres, the day-to-day texture is genuinely comfortable.
Who would not love it
First home buyers are locked out entirely. The house median sits well above the First Home Buyer Assistance Scheme threshold, and even the unit median of $1,450,000 offers no relief there. The unit market also warrants caution: a 17.5 per cent year-on-year rise on 97 sales suggests pricing has moved hard and fast. Add the fact that 27.1 per cent of the postcode sits on bushfire-prone land, and the safety composite grade of insufficient is not a minor footnote.
What to verify before you bid
- Confirm the exact bushfire-prone land overlay for any specific property via the Northern Beaches Council mapping tool, given that 27.1 per cent of the postcode is affected and the Stickybeak safe grade is flagged insufficient. - For units, scrutinise strata records carefully. The 17.5 per cent price movement on a high sales volume warrants checking for special levies, building defect orders, or deferred maintenance in the owners corporation financials. - Verify the precise school catchment boundary before committing, as ICSEA scores apply to the postcode cluster and individual school zones may differ from your street address.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Balgowlah?
BOCSAR · BALGOWLAH 2093
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K3,29712 mo to Dec 2025
VS GREATER SYDNEY−59%Below Sydney average
5-YR TREND (LGA)Northern Beaches
Within LGA: Northern Beaches
TOP OFFENCE CATEGORIES
THEFT67%117 reports
ASSAULT18%31 reports
MALICIOUS DAMAGE TO PROPERTY15%26 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED48%
NON-DOMESTIC52%
Across 31 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Balgowlah
23
GoodAQI · NSW DCCEEW
12:06 AEST
Cammeray station · 5.2 km from centroid
12-month median:AQI 28 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.8µg/m³
24-hr avg
PM10i
10.6µg/m³
24-hr avg
NO₂i
2.3pphm
1hr reading
AQI · last 12 months · daily mean
Cammeray station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Based on 85 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$800per week
Sep 2025 · 85 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Fairlight2094
$975▲$175
1.4 km away
Seaforth2092
$1,775▲$975
1.6 km away
Manly2095
$1,050▲$250
3.0 km away
Curl Curl2096
$900▲$100
3.5 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2093
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2093. Expected back by Q3 2026.
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Compare Balgowlah with another suburb
Also in Northern Beaches
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Northern Beaches postcodes, or explore the full Northern Beaches suburb index.
Balgowlah is the primary suburb with postcode 2093 in New South Wales. In some cases multiple suburbs share the same postcode — Balgowlah is the main locality.
Which local government area is Balgowlah in?
Balgowlah (2093) is located in the Northern Beaches local government area in New South Wales.
What data does Stickybeak show for Balgowlah?
Stickybeak shows 16 data cards for Balgowlah (2093) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Balgowlah flood prone?
Flood risk varies street by street in Balgowlah. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Balgowlah?
The Schools card on this page lists primary and secondary schools within the catchment area for Balgowlah (2093), including their NAPLAN performance data and distance from the suburb centre.
Is Balgowlah (2093) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Balgowlah (2093). Eligibility depends on the purchase price and your individual circumstances.
How is Balgowlah changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Balgowlah (2093) using data from NSW Planning, the ATO, and the ABS.
