Stickybeak

Balgowlah Heights 2093 suburb insights

Located in the Northern Beaches council area, Balgowlah Heights (2093) is one of greater Sydney's residential suburbs covered by Stickybeak's property analysis tool. The 16 data cards on this page address four questions every buyer should ask: whether you can afford the suburb (median prices, rental yield, first home buyer schemes), what life would be like there (schools, childcare, walkability, commute to the CBD), whether there are any dealbreakers (flood risk, bushfire zones, air quality, traffic), and how Balgowlah Heights is likely to change over time (development pipeline, price trajectory, demographics). Data is drawn from NSW Planning, Transport for NSW, the ABS, and other authoritative government sources. Use the sticky navigation bar at the top to move directly between sections.

Last refreshed May 2026 (most cards). Per-card sources show exact dates.

All data has limits. See our data caveats.

Affordability

Can I afford Balgowlah Heights?

Can I afford Balgowlah Heights?

Serviceability check

What would a typical mortgage look like in Balgowlah Heights? Based on the suburb median of $4,000,000 (houses) and the local median household income.

Monthly repayment
$19,745/mo

6.3% variable · Apr 2026

Repayment-to-income
97.2%

Stretch

Loan assumptions
$3,200,000 loan
20% deposit ($800,000)
30-year P&I

At today's rate, repayments here would eat 97% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income
Balgowlah Heights97.2%
Sydney median income220.1%
30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Nearby suburbs with lower medians

Still looking? These suburbs are closer to reach.

Based on median prices and a 20% deposit at 6.27% variable.
Can I afford Balgowlah Heights?

Rental market in Balgowlah Heights

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
Dec 22: $650 per week (67 bonds)Mar 23: $680 per week (66 bonds)Jun 23: $750 per week (69 bonds)Sep 23: $700 per week (79 bonds)Dec 23: $750 per week (75 bonds)Mar 24: $750 per week (66 bonds)Jun 24: $750 per week (74 bonds)Sep 24: $750 per week (71 bonds)Dec 24: $795 per week (72 bonds)Mar 25: $800 per week (72 bonds)Jun 25: $800 per week (78 bonds)Sep 25: $800 per week (85 bonds)Dec 22Jun 24Sep 25

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.

Lifestyle

Balgowlah Heights Lifestyle

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Dealbreakers

Any dealbreakers?

Any dealbreakers?

Air quality in Balgowlah Heights

33
GoodAQI · NSW DCCEEW
04:14 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
5.2µg/m³
24-hr avg
PM10i
16.7µg/m³
24-hr avg
NO₂i
0.4pphm
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.
View dealbreakers as a standalone report →

Change

How might Balgowlah Heights change?

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.

NSW PLANNING PORTAL
How might Balgowlah Heights change?

Investor activity in Balgowlah Heights

2093 · ATO Taxation Statistics · ~18-month lag
Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

1
Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides
2
Set a listings alert

See new listings in Balgowlah Heights under the median ($4,000,000).

Search on Domain
3
Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Balgowlah Heights.

Get one email when Balgowlah Heights's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.

Compare Balgowlah Heights 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.

Avalon Beach 2107Balgowlah 2093Bayview 2104Brookvale 2100

Frequently asked questions

What suburb is postcode 2093?
Balgowlah Heights is the primary suburb with postcode 2093 in New South Wales. In some cases multiple suburbs share the same postcode — Balgowlah Heights is the main locality.
Which local government area is Balgowlah Heights in?
Balgowlah Heights (2093) is located in the Northern Beaches local government area in New South Wales.
What data does Stickybeak show for Balgowlah Heights?
Stickybeak shows 16 data cards for Balgowlah Heights (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 Heights flood prone?
Flood risk varies street by street in Balgowlah Heights. 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 Heights?
The Schools card on this page lists primary and secondary schools within the catchment area for Balgowlah Heights (2093), including their NAPLAN performance data and distance from the suburb centre.
Is Balgowlah Heights (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 Heights (2093). Eligibility depends on the purchase price and your individual circumstances.
How is Balgowlah Heights changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Balgowlah Heights (2093) using data from NSW Planning, the ATO, and the ABS.

Explore Balgowlah Heights in depth

Dig deeper into specific topics for Balgowlah Heights 2093: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Northern Beaches suburb index to compare nearby options.