Thinking about buying your first home in Freshwater (2096)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Freshwater 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 Freshwater a good suburb to buy in 2026?
Freshwater (2096) 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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30 min
25 min
64 min
39 min
51 min
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The verdict
Who it is for
Freshwater suits established professional families and upsizers who can comfortably absorb a $3,755,000 median house price. The suburb scores well for families, with a mean ICSEA of 1118 across its public schools and 22 out of 23 nearby childcare services meeting or exceeding the National Quality Standard. The median age of 37 and high household income of $2,726 per week reflect a community of working parents who prioritise beach proximity and school quality over commute convenience.
Who would not love it
First home buyers are locked out entirely. The median house price sits well above any First Home Buyer Assistance Scheme threshold, and even the $1,160,000 median unit price makes entry extremely difficult without substantial existing wealth. The walkability score of 52 sits only at Sydney's 50th percentile, so you will need a car for most daily routines. The composite Stickybeak grade of C+ and a financial grade of C- signal that the price-to-amenity equation does not stack up cleanly here.
What to verify before you bid
- The "safe insufficient" Stickybeak flag warrants direct investigation. Request a full Section 10.7 planning certificate and check council flood mapping for your specific lot, as postcode-level data can mask localised drainage issues near the lagoon. - With 53% of dwellings being flats and apartments, strata records matter. Obtain the last two years of owners corporation minutes and the 10-year capital works fund forecast before committing to any unit purchase. - Confirm school enrolment zones directly with the NSW Department of Education, as ICSEA scores apply to the school, not to every address in 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 Freshwater?
BOCSAR · FRESHWATER 2096
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K1,93812 mo to Dec 2025
VS GREATER SYDNEY−76%Below Sydney average
5-YR TREND (LGA)Northern Beaches
Within LGA: Northern Beaches
TOP OFFENCE CATEGORIES
THEFT62%82 reports
MALICIOUS DAMAGE TO PROPERTY24%32 reports
ASSAULT14%18 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED71%
NON-DOMESTIC29%
Across 17 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 Freshwater
23
GoodAQI · NSW DCCEEW
13:16 AEST
Cammeray station · 8.7 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 104 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
$900per week
Sep 2025 · 104 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Fairlight2094
$975▲$75
2.4 km away
Brookvale2100
$838▼$62
2.9 km away
Manly2095
$1,050▲$150
3.2 km away
Balgowlah2093
$800▼$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 · 2096
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2096. Expected back by Q3 2026.
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Compare Freshwater 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.
Freshwater is the primary suburb with postcode 2096 in New South Wales. In some cases multiple suburbs share the same postcode — Freshwater is the main locality.
Which local government area is Freshwater in?
Freshwater (2096) is located in the Northern Beaches local government area in New South Wales.
What data does Stickybeak show for Freshwater?
Stickybeak shows 16 data cards for Freshwater (2096) 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 Freshwater flood prone?
Flood risk varies street by street in Freshwater. 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 Freshwater?
The Schools card on this page lists primary and secondary schools within the catchment area for Freshwater (2096), including their NAPLAN performance data and distance from the suburb centre.
Is Freshwater (2096) 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 Freshwater (2096). Eligibility depends on the purchase price and your individual circumstances.
How is Freshwater changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Freshwater (2096) using data from NSW Planning, the ATO, and the ABS.
