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Stickybeak

Suburb comparison

Avalon Beach vs Balgowlah: which Sydney suburb suits you?

The key differences: Balgowlah commands a $435K premium on median property price over Avalon Beach; Balgowlah is $350/wk cheaper per week to rent; Balgowlah has more schools within the postcode. The table below covers all available metrics.

Last refreshed May 2026 (most cards). Per-card sources show exact dates.

Northern Beaches

Avalon Beach

2107

Northern Beaches

Balgowlah

2093

Side-by-side comparison

Comparison of Avalon Beach (2107) and Balgowlah (2093) across 13 metrics in four sections.
MetricAvalon BeachBalgowlah
SAFETYSafety
Avalon Beach leads on 2 of 2
Sub-gradeB+(1)B-(0)
Flood zone coverage
Bushfire zone coverage22.4%27.1%
FAMILYFamily
Balgowlah leads on 2 of 2
Sub-gradeC-(0)B+(1)
SEIFA advantage decile10/1010/10
Schools in postcode36
FINANCEFinance
Even (1 each)
Sub-gradeC(0)B-(0)
Median house price$2.88M$3.31M
Median unit price$1.15M$1.45M
Median weekly rent$1200/wk$850/wk
Annual price growth+2.7%+1.7%
LIFESTYLELifestyle
Balgowlah leads on 2 of 2
Sub-gradeC+(0)B-(0)
Walkability percentile5870

Median prices show levels, not better-or-worse for a buyer. See the suburb pages for context.

Which suits you?

Choose Avalon Beach if...

  • Avalon Beach leads on Safety
  • You want a lower entry price for a house

Tied on Finance.

Choose Balgowlah if...

  • Balgowlah leads on Family, Lifestyle
  • You are renting first and want lower weekly outgoings
  • School options within walking distance matter

Tied on Finance.

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Common questions

Is Avalon Beach or Balgowlah more expensive?
Balgowlah has the higher median house price ($3.31M) compared with $2.88M in Avalon Beach.
Which is better for renters — Avalon Beach or Balgowlah?
Median weekly rent is $1200/wk in Avalon Beach and $850/wk in Balgowlah, making Balgowlah the more affordable rental market.
Is Avalon Beach or Balgowlah at higher flood risk?
Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.
How many schools are in Avalon Beach vs Balgowlah?
Avalon Beach has 3 schools in the postcode, and Balgowlah has 6. Note that school catchments can extend across postcode boundaries.

Full suburb profiles