Considering Balgowlah Heights? This page brings together 17 data cards on what it’s like to live there, what the catchments and amenities are, and where the suburb is heading. The analysis covers safety, family fit, financial picture, and lifestyle.
Is Balgowlah Heights a good suburb to buy in 2026?
Balgowlah Heights (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.
Tick the places you actually go and how often. We'll work out your typical travel time from this suburb, so you can compare suburbs against the trips you really do.
Your typical trip from hereTick a destination below
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 Heights suits established, high-income families who want a quiet, owner-occupied neighbourhood with very good schools. The mean ICSEA of 1142 across local public schools is well above the national average, and 91% owner-occupancy gives streets a settled, long-term feel. At a $4,000,000 median, you need serious equity or borrowing capacity. The 43-year median age and 96% separate houses confirm this is a suburb for people who have already built wealth and want space.
Who would not love it
First home buyers are locked out entirely. The median sits well above the First Home Buyer Assistance Scheme threshold, so no stamp duty relief applies here. The walkability score of 70 sounds reasonable, but the lifestyle grade of C+ suggests the suburb does not deliver the day-to-day convenience that score implies for everyone. More seriously, 27.1% of the postcode sits on bushfire-prone land. That is a real and material risk, not a footnote, and insurance costs reflect it.
What to verify before you bid
- Confirm whether the specific lot you are buying sits within the bushfire-prone area. The 27.1% figure covers the postcode, not every parcel, so check the NSW Rural Fire Service mapping directly before exchange. - Request a full insurance quote before bidding. Bushfire-zone properties on the Northern Beaches can attract significantly higher premiums and some insurers apply exclusions. - With only 37 sales in the window and 54 days on market, comparable evidence is thin. Push your valuer to justify any price above median carefully given the low transaction volume.
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 Heights?
BOCSAR · BALGOWLAH HEIGHTS 2093
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K1,55112 mo to Dec 2025
VS GREATER SYDNEY−81%Below Sydney average
5-YR TREND (LGA)Northern Beaches
Within LGA: Northern Beaches
TOP OFFENCE CATEGORIES
THEFT60%24 reports
ASSAULT20%8 reports
MALICIOUS DAMAGE TO PROPERTY20%8 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED43%
NON-DOMESTIC57%
Across 7 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 Heights
23
GoodAQI · NSW DCCEEW
13:19 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 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.
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.
