What suburb is postcode 2104?

Bayview is the primary suburb with postcode 2104 in New South Wales. In some cases multiple suburbs share the same postcode — Bayview is the main locality.

Which local government area is Bayview in?

Bayview (2104) is located in the Northern Beaches local government area in New South Wales.

What data does Stickybeak show for Bayview?

Stickybeak shows 16 data cards for Bayview (2104) 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 Bayview flood prone?

Flood risk varies street by street in Bayview. 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 Bayview?

The Schools card on this page lists primary and secondary schools within the catchment area for Bayview (2104), including their NAPLAN performance data and distance from the suburb centre.

Is Bayview (2104) 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 Bayview (2104). Eligibility depends on the purchase price and your individual circumstances.

Bayview 2104 suburb insights

Bayview (2104) is a suburb in the Northern Beaches local government area in New South Wales. This page brings together 16 data cards on what property buyers actually need to know before committing to Bayview: affordability signals including median sale prices, rental yield, and first home buyer eligibility; lifestyle indicators covering school catchments, childcare quality, walkability, and commute times to the CBD; and risk factors including flood zone mapping, bushfire prone land, and air quality. The final section tracks how Bayview is changing — new housing supply from the development pipeline, historical price trajectory, and demographic shifts from the ABS Census. All data is sourced from NSW government and federal datasets and updated regularly. Use the section navigation above to jump between Affordability, Lifestyle, Dealbreakers, and Change.

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

All data has limits. See our data caveats.

Can I afford Bayview?

Serviceability check

What would a typical mortgage look like in Bayview? Based on the suburb median of $2,725,000 (houses) and the local median household income.

Monthly repayment

$13,451/mo

6.3% variable · Apr 2026

Repayment-to-income

164.7%

Stretch

Loan assumptions

$2,180,000 loan

20% deposit ($545,000)

30-year P&I

At today's rate, repayments here would eat 165% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income

Bayview164.7%

Sydney median income150.0%

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.

Mona Vale 2103$1,270,00077% RTI Newport 2106$1,330,00080% RTI Warriewood 2102$1,450,00088% RTI

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

Can I afford Bayview?

Rental market in Bayview

Postcode-level data suppressed for this quarter. Figures are LGA-level (Northern Beaches) estimates from DCJ.

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

LGA fallback

$880per week

Sep 2025 · 757 bonds lodged

Quarterly trend · last 12 quarters

Nearby suburbs · same combination

Church Point2105

$880

2.2 km away

Mona Vale2103

$830▼$50

2.2 km away

Newport2106

$763▼$117

2.5 km away

Warriewood2102

$915▲$35

3.3 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. Some figures here are LGA-level estimates (Northern Beaches) where postcode data is suppressed.

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

Any dealbreakers?

Air quality in Bayview

GoodAQI · NSW DCCEEW

04:19 AEST

Macquarie Park station · 19.6 km from centroid

12-month median: AQI 26 · Good

Air quality is generally safe for outdoor activity.

Pollutants

nearest station

PM2.5i

4.0µg/m³

24-hr avg

PM10i

15.2µg/m³

24-hr avg

NO₂i

0.9pphm

1hr reading

AQI · last 12 months · daily mean

Macquarie Park 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 · 2104

What’s in the pipeline

NSW Planning Portal feed paused at the source for postcode 2104. Expected back by Q3 2026.

How might Bayview change?

Investor activity in Bayview

2104 · 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 Bayview under the median ($2,725,000).

Search on Domain

Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Bayview.

Get one email when Bayview's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.

Compare Bayview 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 2093 Brookvale 2100 Church Point 2105

Frequently asked questions

What suburb is postcode 2104?: Bayview is the primary suburb with postcode 2104 in New South Wales. In some cases multiple suburbs share the same postcode — Bayview is the main locality.
Which local government area is Bayview in?: Bayview (2104) is located in the Northern Beaches local government area in New South Wales.
What data does Stickybeak show for Bayview?: Stickybeak shows 16 data cards for Bayview (2104) 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 Bayview flood prone?: Flood risk varies street by street in Bayview. 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 Bayview?: The Schools card on this page lists primary and secondary schools within the catchment area for Bayview (2104), including their NAPLAN performance data and distance from the suburb centre.
Is Bayview (2104) 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 Bayview (2104). Eligibility depends on the purchase price and your individual circumstances.
How is Bayview changing?: The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Bayview (2104) using data from NSW Planning, the ATO, and the ABS.

Explore Bayview in depth

Dig deeper into specific topics for Bayview 2104: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Northern Beaches suburb index to compare nearby options.