Thinking about buying your first home in Beverly Hills (2209)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Beverly Hills 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 Beverly Hills a good suburb to buy in 2026?
Beverly Hills (2209) 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
36 min
41 min
39 min
47 min
22 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
Beverly Hills suits established families and upsizers who can comfortably clear the $1,750,500 house median without leaning on the First Home Buyer Assistance Scheme, which does not apply here. The suburb is 67% owner-occupied, skews toward a median age of 40, and sits in SEIFA decile 7, signalling a solidly middle-to-upper-middle demographic. Four public schools with a mean ICSEA of 1021 and 35 nearby childcare services make it a reasonable, if unremarkable, family base in Georges River.
Who would not love it
First home buyers are priced out at the house level and should look elsewhere. The walkability score of 64 is decent but not exceptional, and with only one gym within 1.6 km, the lifestyle offering is thin relative to the price. The composite Stickybeak grade of C+ and a "safe insufficient" flag are genuine concerns, not minor quibbles. If you are paying $1,750,500, you should expect more than a middling safety and lifestyle result.
What to verify before you bid
- The "safe insufficient" grade is a specific red flag. Request crime statistics from NSW Police for the 2209 postcode and ask your conveyancer to check any council orders or local planning overlays before exchanging. - With 86 transport amenities counted within 1.6 km, confirm which services actually serve your likely commute corridor, as high counts can include stops with infrequent or indirect services. - The 12-month median AQI of 30 is low and reassuring, but check proximity to King Georges Road traffic corridors if you are buying on a main-road-facing block.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Beverly Hills?
BOCSAR · BEVERLY HILLS 2209
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K3,81612 mo to Dec 2025
VS GREATER SYDNEY−52%Below Sydney average
5-YR TREND (LGA)Georges River
Within LGA: Georges River
TOP OFFENCE CATEGORIES
THEFT60%144 reports
ASSAULT23%56 reports
DRUG OFFENCES17%40 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED73%
NON-DOMESTIC27%
Across 56 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 Beverly Hills
21
GoodAQI · NSW DCCEEW
13:16 AEST
Earlwood station · 6.6 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.3µg/m³
24-hr avg
PM10i
10.5µg/m³
24-hr avg
NO₂i
2.1pphm
1hr reading
AQI · last 12 months · daily mean
Earlwood 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. Bond count suppressed by DCJ (30 or fewer lodgements this quarter).
Rents here sit around the Sydney middle. A balance of rental stock and owner-occupier demand.
Median weekly rent · Unit · 2 bed
Small sample
$600per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Punchbowl2196
$550▼$50
2.2 km away
Kingsgrove2208
$600
2.3 km away
Riverwood2210
$670▲$70
2.6 km away
Hurstville2220
$750▲$150
3.1 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 · 2209
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2209. Expected back by Q3 2026.
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Compare Beverly Hills with another suburb
Also in Georges River
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Georges River postcodes, or explore the full Georges River suburb index.
Beverly Hills is the primary suburb with postcode 2209 in New South Wales. In some cases multiple suburbs share the same postcode — Beverly Hills is the main locality.
Which local government area is Beverly Hills in?
Beverly Hills (2209) is located in the Georges River local government area in New South Wales.
What data does Stickybeak show for Beverly Hills?
Stickybeak shows 16 data cards for Beverly Hills (2209) 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 Beverly Hills flood prone?
Flood risk varies street by street in Beverly Hills. 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 Beverly Hills?
The Schools card on this page lists primary and secondary schools within the catchment area for Beverly Hills (2209), including their NAPLAN performance data and distance from the suburb centre.
Is Beverly Hills (2209) 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 Beverly Hills (2209). Eligibility depends on the purchase price and your individual circumstances.
How is Beverly Hills changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Beverly Hills (2209) using data from NSW Planning, the ATO, and the ABS.
