Considering Balmain East? 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 Balmain East a good suburb to buy in 2026?
Balmain East (2041) 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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7 min
7 min
42 min
27 min
23 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
Balmain East suits established owner-occupiers with strong household incomes, given the median house price sits at $2,785,000 and the median household income of $3,020 per week. The suburb scores a 10 out of 10 on the NSW SEIFA disadvantage index, primary school ICSEAs average 1152, and 21 of 23 nearby childcare services meet or exceed the National Quality Standard. The 25-minute off-peak drive to the CBD and 69 parks within 1.6 kilometres will appeal to families already holding equity.
Who would not love it
First home buyers are locked out entirely. The median house price is well above the First Home Buyer Assistance Scheme threshold, and the composite financial grade is C+. The unit median of $1,850,000 is extraordinary for a flat, and the 61.6 per cent year-on-year unit price movement across only 15 sales should make you cautious about how much weight to put on that figure. There is only one gym within 1.6 kilometres, and the walkability score of 62 sits at just the 61st percentile, which is modest for an inner suburb.
What to verify before you bid
- The house median has fallen 14.3 per cent year-on-year across only 20 sales. Confirm comparable sales individually rather than relying on the median as a reliable benchmark. - The unit median of $1,850,000 reflects a very thin sample of 15 transactions. Scrutinise the specific building's strata records, levy history, and any defect reports before proceeding. - Days on market are running at 57 to 61 days. Ask the agent directly how long the specific property has been listed and whether the price has been reduced.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Balmain East?
BOCSAR · BALMAIN EAST 2041
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K4,89512 mo to Dec 2025
VS GREATER SYDNEY−39%Below Sydney average
5-YR TREND (LGA)Inner West
Within LGA: Inner West
TOP OFFENCE CATEGORIES
THEFT37%19 reports
OTHER OFFENCES35%18 reports
ASSAULT29%15 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED60%
NON-DOMESTIC40%
Across 15 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 Balmain East
24
GoodAQI · NSW DCCEEW
14:23 AEST
Rozelle station · 2.1 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
6.1µg/m³
24-hr avg
PM10i
11.2µg/m³
24-hr avg
NO₂i
1.9pphm
1hr reading
AQI · last 12 months · daily mean
Rozelle 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 45 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
$850per week
Sep 2025 · 45 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Rozelle2039
$885▲$35
1.4 km away
Pyrmont2009
$980▲$130
1.8 km away
Forest Lodge2037
$1,100▲$250
2.6 km away
Lavender Bay2060
$950▲$100
2.7 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 · 2041
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2041. Expected back by Q3 2026.
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Compare Balmain East with another suburb
Also in Inner West
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Inner West postcodes, or explore the full Inner West suburb index.
Balmain East is the primary suburb with postcode 2041 in New South Wales. In some cases multiple suburbs share the same postcode — Balmain East is the main locality.
Which local government area is Balmain East in?
Balmain East (2041) is located in the Inner West local government area in New South Wales.
What data does Stickybeak show for Balmain East?
Stickybeak shows 16 data cards for Balmain East (2041) 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 Balmain East flood prone?
Flood risk varies street by street in Balmain East. 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 Balmain East?
The Schools card on this page lists primary and secondary schools within the catchment area for Balmain East (2041), including their NAPLAN performance data and distance from the suburb centre.
Is Balmain East (2041) 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 Balmain East (2041). Eligibility depends on the purchase price and your individual circumstances.
How is Balmain East changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Balmain East (2041) using data from NSW Planning, the ATO, and the ABS.
