Thinking about buying your first home in Brighton-Le-Sands (2216)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Brighton-Le-Sands 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 Brighton-Le-Sands a good suburb to buy in 2026?
Brighton-Le-Sands (2216) 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
27 min
34 min
49 min
49 min
7 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
Brighton-Le-Sands suits buyers who want a walkable, coastal-adjacent lifestyle without travelling far from the Sydney CBD. The unit market at $800,000 is the realistic entry point here, and with 82nd-percentile walkability, 44 cafes and 9 supermarkets within 1.6 kilometres, daily life is genuinely convenient on foot. The median household income of $1,582 per week suggests this is a mixed neighbourhood, and the SEIFA decile of 7 indicates moderate-to-comfortable socioeconomic standing.
Who would not love it
Families expecting a house with a backyard will find slim pickings. Separate houses make up only 30% of dwellings, and the median house price sits at $1,990,000, which is a significant stretch against a weekly household income of $1,582. There is no secondary school in the postcode, so older children mean a commute to school. First home buyers cannot access the First Home Buyer Assistance Scheme at the median house price, and the composite Stickybeak grade of C+ signals real limitations across safety and financial value.
What to verify before you bid
- The "safe insufficient" Stickybeak grade warrants direct investigation. Request a full safety breakdown for the specific street, not just the postcode, before proceeding. - With 60% of dwellings being flats and apartments, strata records matter enormously. Obtain the last two years of strata minutes and the current capital works fund balance for any unit you consider. - Confirm the nearest secondary school zone and transport options for it, given zero secondary schools sit within the postcode.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Brighton-Le-Sands?
BOCSAR · BRIGHTON-LE-SANDS 2216
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K4,66712 mo to Dec 2025
VS GREATER SYDNEY−42%Below Sydney average
5-YR TREND (LGA)Bayside
Within LGA: Bayside
TOP OFFENCE CATEGORIES
THEFT44%95 reports
ASSAULT31%66 reports
MALICIOUS DAMAGE TO PROPERTY25%55 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED65%
NON-DOMESTIC35%
Across 65 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 Brighton-Le-Sands
23
GoodAQI · NSW DCCEEW
13:51 AEST
Earlwood station · 4.4 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.7µg/m³
24-hr avg
PM10i
10.3µg/m³
24-hr avg
NO₂i
0.6pphm
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. Based on 219 new bond 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
$685per week
Sep 2025 · 219 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Arncliffe2205
$860▲$175
2.0 km away
Kogarah2217
$720▲$35
2.2 km away
Bardwell Park2207
$620▼$65
2.7 km away
Mascot2020
$1,050▲$365
3.4 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 · 2216
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2216. Expected back by Q3 2026.
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Compare Brighton-Le-Sands with another suburb
Also in Bayside
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Bayside postcodes, or explore the full Bayside suburb index.
Brighton-Le-Sands is the primary suburb with postcode 2216 in New South Wales. In some cases multiple suburbs share the same postcode — Brighton-Le-Sands is the main locality.
Which local government area is Brighton-Le-Sands in?
Brighton-Le-Sands (2216) is located in the Bayside local government area in New South Wales.
What data does Stickybeak show for Brighton-Le-Sands?
Stickybeak shows 16 data cards for Brighton-Le-Sands (2216) 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 Brighton-Le-Sands flood prone?
Flood risk varies street by street in Brighton-Le-Sands. 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 Brighton-Le-Sands?
The Schools card on this page lists primary and secondary schools within the catchment area for Brighton-Le-Sands (2216), including their NAPLAN performance data and distance from the suburb centre.
Is Brighton-Le-Sands (2216) 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 Brighton-Le-Sands (2216). Eligibility depends on the purchase price and your individual circumstances.
How is Brighton-Le-Sands changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Brighton-Le-Sands (2216) using data from NSW Planning, the ATO, and the ABS.
