Anne Roche
22 Ashworth Avenue, Belrose, NSW 2085
Auction
4 2 2
Open Wednesday 5 August 11:30 am Auction Saturday 29 August 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Belrose — Guringai (Garigal) Country
Originally utilized for timber getting and orcharding in the 19th century, Belrose remained largely rural until the post-WWII housing boom. The suburb was developed with a focus on large family allotments, diverging from the denser coastal strips of the Northern Beaches.
A quiet, low-density residential enclave favored by established families and professionals seeking privacy and proximity to nature without sacrificing suburban amenities.
Overall Score
8.2
High-quality lifestyle suburb with strong capital growth history, offset by transport and fire risks.
Name Origin
A portmanteau of the names of two daughters of early settlers: Belle and Rose.
Established
Gazetted 1927
Green Space
Bordered by Garigal National Park
Culture
Home to the Glen Street Theatre
Retail Hub
Glenrose Village Shopping Centre
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.4
Steady demand for large family homes keeps prices resilient despite broader market fluctuations.
Amenity
8.1
Excellent local shopping at Glenrose and proximity to the Northern Beaches Hospital.
Schools
9.2
Highly regarded public and private options including Belrose Public and Covenant Christian School.
Transport
4.2
Relies heavily on bus networks and private vehicles; no rail access.
Risk Profile
4.5
Bushfire risk is a permanent factor for properties bordering national parks.
Liveability
8.8
Exceptional for families who value space, quiet, and outdoor recreation.
Demographics
8.6
Affluent, stable population with high rates of home ownership.
Rental Demand
6.8
Moderate; primarily families seeking long-term leases in a stable environment.
Growth Potential
7.3
Limited by lack of new land, ensuring scarcity value for existing large blocks.
Affordability
2.8
Entry-level prices are significantly higher than the Greater Sydney median.
Crime & Safety
9.4
One of the safest suburbs in the Northern Beaches with very low incident rates.
Walkability
3.8
Low; most errands require a car due to the undulating terrain and spread-out layout.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,750,000
Estimated March 2026
12mo Growth
5.8%
Consistent upward trend
Family Ratio
82%
Dominant household type
Fire Risk
High
BAL ratings apply to most
CBD Commute
45-60m
Via Forest Coach Lines
Hospital
5 mins
Northern Beaches Hospital
✅ Key Advantages
- Large residential blocks typically ranging from 700sqm to over 1,000sqm.
- Exceptional safety and community-oriented environment for raising children.
- High-performing local schools with strong community reputations.
- Proximity to world-class healthcare facilities at Frenchs Forest.
- Direct access to extensive bushwalking and mountain biking trails.
⚠️ Key Watch-Outs
- High bushfire attack level (BAL) ratings can add $50k-$100k to renovation costs.
- Limited public transport options; heavy reliance on the Wakehurst Parkway and Forest Way.
- Significant 'dead zones' for mobile reception in streets bordering the national park.
- Lack of housing diversity; very few options for downsizers or first home buyers.
- Ongoing traffic congestion at the intersection of Warringah Road and Wakehurst Parkway.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Enclave
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached houses, with limited townhouses and retirement living.
Dominant dwelling stock.
💰 Price Range
$2.2m – $4.8m
Typical entry to ceiling.
💡 Why It Matters
Belrose represents the 'aspirational' move for families within the Northern Beaches. It offers a scale of land that is no longer available in coastal suburbs like Dee Why or Curl Curl, making it a long-term 'forever home' destination.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,750,000
$2.3m – $4.5m
🏢 Unit Median
$1,180,000
$950k – $1.4m
📈 Price Trend
+5.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $1,250pw, Units $780pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The house price premium is driven by land value and the lack of new supply. Units are scarce and mostly consist of modern townhouses or senior living apartments.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
42% above Greater Sydney house median
Price comparison
📋 Income Ratio
11.4x average household income
Median price ÷ median income
💳 Gross Yield
2.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Belrose is an expensive market where buyers typically leverage significant equity from previous sales. It is not considered an entry-level suburb.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+7.2%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Corporate families and medical professionals working at the nearby hospital.
💼 Investor Outlook
Low yields make this a capital growth play rather than a cash flow strategy. High land tax thresholds are a consideration for investors here.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+14.5% cumulative
3-Year Growth
+27.9% cumulative
5-Year Growth
📍 Growth Drivers
- Proximity to the Frenchs Forest strategic centre precinct.
- Ongoing upgrades to the Wakehurst Parkway for better flood immunity.
- High barriers to entry preserving local property values.
- Strong demand for 'lifestyle' properties with home offices and large yards.
⛔ Headwinds
- Rising insurance costs in bushfire-prone zones.
- High interest rate sensitivity due to large mortgage sizes.
- Limited infrastructure for non-car owners.
🔮 5-Year Outlook
Expect steady capital appreciation as the Frenchs Forest precinct matures into a major employment and lifestyle hub, increasing the desirability of neighboring Belrose.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.4
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
65% below Sydney average crime rate
Relative comparison
Risk Categories
Break and Enter: Low
Property Damage: Low
Assault: Very Low
📋 What to Check Locally
Standard home security is sufficient; the primary safety concern is wildlife on roads during dawn and dusk.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and logistical rather than social or economic.
🌊 Flood Risk
Low risk; the suburb is elevated, though some localized overland flow occurs on sloping blocks.
🔥 Bushfire Risk
High risk; properties on the perimeter require strict adherence to Asset Protection Zones (APZ).
🏦 Insurance Impact
Expect premiums to be 20-40% higher than non-fire prone areas; some insurers may decline specific high-risk addresses.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Bushfire Prone Land, Biodiversity Values Map
🏗️ Development Hotspots
Limited; mostly individual knockdown-rebuilds.
Strict zoning preserves the suburb's character but limits the potential for subdivision or medium-density development.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor; car dependent with limited bus frequency outside peak hours.
🛍️ Amenity & Retail
High; Glenrose Village offers quality supermarkets, cafes, and a library.
🌲 Parks & Recreation
Exceptional; surrounded by Garigal National Park and numerous local sports fields.
🏫 Schools
Very High; catchment for top-tier public schools and proximity to elite private schools.
🏥 Healthcare
Excellent; 5 minutes from Northern Beaches Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, high-income demographic consisting largely of mature families and 'empty nesters' who have lived in the area for 20+ years.
💵 Median Income
$135,000 per household
🏠 Ownership
85% owner-occupied, 15% renting
🎂 Age Profile
Median age 44
🎓 Education
High; 42% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high rate of owner-occupancy and long tenure leads to a very stable market with low stock turnover.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Development is focused on the nearby Frenchs Forest Strategic Centre rather than Belrose itself.
📈 Positive Impacts
- New town centre and retail precinct in Frenchs Forest.
- Improved road infrastructure on Wakehurst Parkway.
- Increased local employment opportunities in healthcare.
📉 Negative Impacts
- Construction-related traffic delays on major arterials.
- Potential for increased 'rat-running' through Belrose streets.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Frenchs Forest
Position
South
Price
Slightly cheaper
Lifestyle
More urbanized, closer to hospital and future town centre.
Best for
Younger families and hospital workers.
📍Davidson
Position
West
Price
Similar
Lifestyle
Even more secluded, single entry/exit point suburb.
Best for
Privacy seekers.
📍Terrey Hills
Position
North
Price
More expensive
Lifestyle
Semi-rural, acreage properties, equestrian focus.
Best for
Acreage buyers.
📍Forestville
Position
South-West
Price
Similar
Lifestyle
Better CBD access, smaller blocks on average.
Best for
City commuters.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
St Ives
NSW
8.5/10
Large blocks, high-performing schools, and bushland interface.
West Pennant Hills
NSW
8.1/10
Large family homes, safe, and prestigious within its region.
Eltham
VIC
8.3/10
Heavy bushland character, artistic community roots, and family focus.
Bridgeman Downs
QLD
7.9/10
Large modern homes on substantial lots with a quiet residential feel.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the area, citing safety and the 'forest' lifestyle as the primary draws. The lack of nightlife is seen as a positive for peace and quiet.
★★★★★
Family Life
The best place to raise kids; they can actually play in the backyard and the schools are second to none.
Safety
Schools
★★★☆☆
Transport
The commute to the city is a grind. If you miss the express bus, you're looking at an hour plus.
Commute
Traffic
★★★★☆
Community
I love the birds and the trees, but I wish there were more smaller villa options for when I can't manage the big garden.
Nature
Housing Diversity
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Check the BAL (Bushfire Attack Level) rating before bidding; it dictates renovation costs.
- Prioritize properties on the 'high side' of the street for better drainage and views.
- Look for original 1970s homes that offer 'good bones' for a contemporary renovation.
- Verify mobile phone reception inside the house during inspections.
- Confirm school catchment boundaries as they are strictly enforced.
❓ Questions to Ask the Agent
- What is the exact BAL rating for this property?
- Are there any easements or overland flow paths on the title?
- Has the property ever been affected by bushfire or ember attack?
- What are the current school catchment zones for this specific address?
- Is the property connected to the NBN, and what is the typical speed?
- Are there any recent sales of unrenovated homes nearby to use as a benchmark?
- What is the age of the roof and has it been recently pointed or tiled?
🏷️ Seller Strategy
- Highlight outdoor entertaining areas and bushland vistas in marketing.
- Ensure the garden is professionally landscaped to showcase the block size.
- Provide a pre-purchase building and pest report to speed up the sales process.
- Target young families from the lower Northern Beaches looking for more space.
- Address bushfire compliance early to reassure nervous out-of-area buyers.
📣 Positioning Tips
Position the property as a 'sanctuary'—a private, safe retreat that offers a scale of living unavailable in the coastal suburbs.
💼 Investment Case
Capital growth focused with high-quality, long-term tenants.
⚠️ Investment Risks
Low rental yields and high maintenance costs for large gardens.
📈 Action Plan
- Focus on 4+ bedroom homes with a second living area.
- Target properties within walking distance of Glenrose Village.
- Budget for higher-than-average insurance premiums.
- Consider adding a granny flat (STCA) to improve yield.
🔑 Renter Tips
- Be prepared for high competition for well-maintained family homes.
- Check if garden maintenance is included in the lease.
- Test the commute during peak hours before signing.
🏘️ What Renters Love Here
Access to elite schools and a very safe environment.
⚠️ Renter Watch-Outs
Limited options for those without a car; very quiet at night.
🏢 Landlord Strategy
- Maintain the garden to a high standard to attract premium tenants.
- Install high-quality heating and cooling as the area gets colder than the coast.
- Ensure the property is fully bushfire compliant for safety and insurance.
📋 Compliance & Management
Strict adherence to gutter cleaning and vegetation management is required for fire safety.
🤝 Agent Insights
- Stock levels are chronically low; off-market deals are common.
- Buyers are often local families upgrading within the same postcode.
- The 'Forest' brand is strengthening as Frenchs Forest develops.
🎯 Marketing Angles
The 'Garden Suburb' lifestyle, proximity to Northern Beaches Hospital, and elite school catchments.
👤 Target Buyer Profile
Established families (35-50) with 2+ children and high household income.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a Section 10.7 Planning Certificate to check for bushfire and flooding.
✓
Conduct a professional BAL assessment if planning any renovations.
✓
Check the Northern Beaches Council bushfire management plan for the adjacent reserve.
✓
Verify the property's inclusion in the desired school catchment via the NSW Dept of Education.
✓
Inspect the sub-floor and roof cavity for termite history (high risk in bush areas).
✓
Test mobile signal strength in various rooms of the house.
✓
Review the title for any restrictive covenants regarding building materials.
✓
Assess the condition of the driveway and retaining walls on sloping blocks.
✓
Check for any planned infrastructure works on the Wakehurst Parkway.
✓
Confirm the availability and frequency of bus services from the nearest stop.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 northernbeaches.nsw.gov.au
🔗 abs.gov.au
🔗 planningportal.nsw.gov.au
🔗 rfs.nsw.gov.au
🔗 education.nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13 and contains estimates. It does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
