Considering Bayview? 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 Bayview a good suburb to buy in 2026?
Bayview (2104) 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
58 min
51 min
76 min
49 min
79 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
Bayview suits a financially secure, older buyer, probably 50-plus, who already owns property and is trading up or downsizing into a quiet, leafy waterfront pocket. The median age of 58 and a renter share of just 7 per cent signal a settled, owner-occupier community. At $2,725,000 for a house, you need serious equity or cash behind you. The air quality is excellent, the parks are plentiful, and the childcare network is strong for those with young families nearby.
Who would not love it
First home buyers are locked out entirely. The median house price sits well above the First Home Buyer Assistance Scheme threshold, and the financial grade of D+ reflects that reality. Walkability is in the 13th percentile for Sydney, there are no supermarkets or medical services within 1.6 kilometres, and 135 days on market for units, from only three sales, makes that $5,690,000 unit median statistically unreliable. Nearly half the postcode sits on bushfire-prone land, which is a genuine, material risk.
What to verify before you bid
- Confirm the specific bushfire risk overlay for any individual property, given 46.2 per cent of the postcode is bushfire-prone land, and check BAL rating and insurance costs before exchanging. - The house median has fallen 20.3 per cent year-on-year across only 28 sales. Request comparable sales data carefully, as thin volumes can distort the figure significantly in either direction. - Verify your transport dependency. With a walkability score of 14 and no nearby supermarket or medical services, assess whether the 29 transport options within 1.6 kilometres actually serve your daily routine.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Bayview?
BOCSAR · BAYVIEW 2104
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K1,65512 mo to Dec 2025
VS GREATER SYDNEY−79%Below Sydney average
5-YR TREND (LGA)Northern Beaches
Within LGA: Northern Beaches
TOP OFFENCE CATEGORIES
THEFT56%23 reports
ASSAULT29%12 reports
INTIMIDATION, STALKING AND HARASSMENT15%6 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED33%
NON-DOMESTIC67%
Across 12 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 Bayview
17
GoodAQI · NSW DCCEEW
Reading may be delayed · 00:00 AEST
Macquarie Park station · 19.6 km from centroid
12-month median:AQI 26 · Good
Air quality is generally safe for outdoor activity.
AQI · last 12 months · daily mean
Macquarie Park station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Postcode-level data suppressed for this quarter. Figures are LGA-level (Northern Beaches) estimates from DCJ.
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
LGA fallback
$880per week
Sep 2025 · 757 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Church Point2105
$880
2.2 km away
Mona Vale2103
$830▼$50
2.2 km away
Newport2106
$763▼$117
2.5 km away
Warriewood2102
$915▲$35
3.3 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. Some figures here are LGA-level estimates (Northern Beaches) where postcode data is suppressed.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2104
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2104. Expected back by Q3 2026.
Get one email when Bayview's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.
Your email is used only for this notification. Unsubscribe in one click.
Compare Bayview 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.
Bayview is the primary suburb with postcode 2104 in New South Wales. In some cases multiple suburbs share the same postcode — Bayview is the main locality.
Which local government area is Bayview in?
Bayview (2104) is located in the Northern Beaches local government area in New South Wales.
What data does Stickybeak show for Bayview?
Stickybeak shows 16 data cards for Bayview (2104) 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 Bayview flood prone?
Flood risk varies street by street in Bayview. 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 Bayview?
The Schools card on this page lists primary and secondary schools within the catchment area for Bayview (2104), including their NAPLAN performance data and distance from the suburb centre.
Is Bayview (2104) 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 Bayview (2104). Eligibility depends on the purchase price and your individual circumstances.
How is Bayview changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Bayview (2104) using data from NSW Planning, the ATO, and the ABS.
