What suburb is postcode 2093?

Balgowlah is the primary suburb with postcode 2093 in New South Wales. In some cases multiple suburbs share the same postcode — Balgowlah is the main locality.

Which local government area is Balgowlah in?

Balgowlah (2093) is located in the Northern Beaches local government area in New South Wales.

What data does Stickybeak show for Balgowlah?

Stickybeak shows 16 data cards for Balgowlah (2093) 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 Balgowlah flood prone?

Flood risk varies street by street in Balgowlah. 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 Balgowlah?

The Schools card on this page lists primary and secondary schools within the catchment area for Balgowlah (2093), including their NAPLAN performance data and distance from the suburb centre.

Is Balgowlah (2093) 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 Balgowlah (2093). Eligibility depends on the purchase price and your individual circumstances.

How is Balgowlah changing?

The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Balgowlah (2093) using data from NSW Planning, the ATO, and the ABS.

Balgowlah 2093 suburb insights

Thinking about buying in Balgowlah (2093)? This page consolidates 16 data cards from NSW government, the ABS, and Transport for NSW to help you build a complete picture of what ownership and life in the Northern Beaches suburb actually looks like. The analysis covers affordability signals — median sale prices, rental yield, and first home buyer eligibility — alongside lifestyle indicators including school catchments and walkability, risk factors such as flood and bushfire exposure, and suburb-change metrics covering the development pipeline and price trajectory. Jump between the four sections using the sticky navigation above, or scroll through the full analysis below.

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

All data has limits. See our data caveats.

Can I afford Balgowlah?

Serviceability check

What would a typical mortgage look like in Balgowlah? Based on the suburb median of $1,450,000 (units) and the local median household income.

Monthly repayment

$7,157/mo

6.3% variable · Apr 2026

Repayment-to-income

61.6%

Stretch

Loan assumptions

$1,160,000 loan

20% deposit ($290,000)

30-year P&I

At today's rate, repayments here would eat 62% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income

Balgowlah61.6%

Sydney median income79.8%

30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Nearby suburbs with lower medians

Still looking? These suburbs are closer to reach.

Brookvale 2100$960,00041% RTI Cammeray 2062$720,00031% RTI Neutral Bay 2089$1,125,00048% RTI

Based on median prices and a 20% deposit at 6.27% variable.

Can I afford Balgowlah?

Rental market in Balgowlah

Median weekly rent from lodged bonds. Sep 2025. Based on 85 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

$800per week

Sep 2025 · 85 bonds lodged

Quarterly trend · last 12 quarters

Nearby suburbs · same combination

Fairlight2094

$975▲$175

1.4 km away

Seaforth2092

$1,775▲$975

1.6 km away

Manly2095

$1,050▲$250

3.0 km away

Curl Curl2096

$900▲$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.

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Any dealbreakers?

Air quality in Balgowlah

GoodAQI · NSW DCCEEW

05:32 AEST

Cammeray station · 5.2 km from centroid

12-month median: AQI 28 · Good

Air quality is generally safe for outdoor activity.

Pollutants

nearest station

PM2.5i

5.2µg/m³

24-hr avg

PM10i

16.7µg/m³

24-hr avg

NO₂i

0.4pphm

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.

View dealbreakers as a standalone report →

DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2093

What’s in the pipeline

NSW Planning Portal feed paused at the source for postcode 2093. Expected back by Q3 2026.

How might Balgowlah change?

Investor activity in Balgowlah

2093 · ATO Taxation Statistics · ~18-month lag

Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides

Set a listings alert

See new listings in Balgowlah under the median ($1,450,000).

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Compare Balgowlah 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.

Avalon Beach 2107 Balgowlah Heights 2093 Bayview 2104 Brookvale 2100

Frequently asked questions

What suburb is postcode 2093?: Balgowlah is the primary suburb with postcode 2093 in New South Wales. In some cases multiple suburbs share the same postcode — Balgowlah is the main locality.
Which local government area is Balgowlah in?: Balgowlah (2093) is located in the Northern Beaches local government area in New South Wales.
What data does Stickybeak show for Balgowlah?: Stickybeak shows 16 data cards for Balgowlah (2093) 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 Balgowlah flood prone?: Flood risk varies street by street in Balgowlah. 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 Balgowlah?: The Schools card on this page lists primary and secondary schools within the catchment area for Balgowlah (2093), including their NAPLAN performance data and distance from the suburb centre.
Is Balgowlah (2093) 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 Balgowlah (2093). Eligibility depends on the purchase price and your individual circumstances.
How is Balgowlah changing?: The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Balgowlah (2093) using data from NSW Planning, the ATO, and the ABS.

Explore Balgowlah in depth

Dig deeper into specific topics for Balgowlah 2093: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Northern Beaches suburb index to compare nearby options.