Free market report · Data to July 2026
Bellingen property market
Bellingen is one of the 453 council areas we track on the Momentum Dial, our property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
Bellingen is home to 13,348 people. On the Buyers First Momentum Dial its house market currently reads at Peak. The number that matters most here: 560 more residents are in work than five years ago, +11.1%. Jobs lead prices. Here's the rest of the picture, in plain numbers.
Houses · cycle position
Peak
The Bellingen house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-8% to +15%
Modelled 12-month price range
+2.2%
Modelled 12-month rent change
Units · cycle position
Not enough unit sales in Bellingen for a reliable cycle reading. That's common outside the cities, and honest beats guessed.
At a glance · houses
$1,022,897
Typical house, August 2026
+6.2% a year since 2010
+7.4%
Growth a year, last 10 years
+2.4% a year over the last 5
$616
Rent a week
3.1% gross yield
2 of 15
Years prices fell since 2010
Worst: 2023, -3%
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. Cycle data and projections sourced from HtAG Analytics. See Bellingen on the clock.
Free · One per person
Want all of this written up for Bellingen?
The full report is this data as a written document, plus the current price, rent, yield and growth on one suburb inside Bellingen, and the numbers that cut against the area. I write them by hand, so it comes from me rather than out of a system.
The numbers, explained
Bellingen in charts.
The typical house in Bellingen went from $376,981 in 2010 to $1,022,897 in August 2026. That is +171% in total, +6.2% a year. 2 down years out of 15, never more than 2 in a row. Cycles, not collapses.
Houses · price change each year · 2011 to 2026
Prices in Bellingen fell in 2 of the last 15 years
+171%
Since 2010
+7.4%
Per year, last 10 years
2 of 15
Years going backwards
-2.9%
Worst year (2023)
What this shows. How much the typical house price in Bellingen went up or down each year. Teal bars are up years, red bars are down years, and the faded bar is this year so far.
Why it matters. The size of a good year matters less than how many bad years there were and whether they came in a row. Boring? Absolutely. But the length of the down stretch is what decides whether you get out the other side. Typical price at December each year, data from HtAG Analytics.
You don't need to know property to read this. Every chart below opens with the point in one line, then says what it shows and why we care. Teal is a good sign, amber is okay, red means watch it.
The scorecard · 7 things we check
Bellingen scores 21 out of 35. Mixed.
prices are rising as fast as they will this cycle, so the easy money has been made
2 of 15 years
0.7 new homes approved per 100 that exist
population growing 0.3% a year
4.6% unemployed, Australia 4.2%
a house costs 13.8 years of a local household's income
0.7% of rentals are empty, so about 1 in every 100
What this shows. Seven quick checks on Bellingen, each scored out of five. Five is the reading we most want to see.
Why it matters. No single number tells you whether an area is a good buy. Together they show whether the pieces line up. These are bands, not rules: a council outside a band can still be the right buy for the right person, and one inside every band can still be wrong for you.
House prices since 2010 · Bellingen vs the 5 most similar councils in NSW
Bellingen has outgrown similar councils over ten years
+2.4% vs +8.7%
A year, last 5 years
+7.4% vs +6.0%
A year, last 10 years
+6.5% vs +5.6%
A year, last 15 years
What this shows. The typical house price in Bellingen every year, in teal, next to the middle of the five councils in NSW closest to it in size and starting price: Federation, Gunnedah, Moree Plains, Cabonne, Narrabri. The small "vs" number in each tile is those councils.
Why it matters. Beating its peers over a whole decade is worth more than any single hot year. It usually means something real is pulling people here.
Momentum · the last 36 months
Prices in Bellingen are picking up speed right now
$1,019,361
3-month price, August 2026
+2.3%
3-month price vs 12-month price
248 vs 264
Houses sold, last 12 months vs the 12 before
What this shows. Two versions of the same price. The dotted teal line averages the last three months, so it reacts fast. The grey line averages the last twelve, so it moves slowly. The bars are how many houses sold each month.
Why it matters. The last three months are running ahead of the last twelve. That is what speeding up looks like before it shows in the yearly number.
New homes · approvals as a share of all the homes here
Not many new homes are being built in Bellingen
What this shows. For every 100 homes already in Bellingen, how many new ones the council approved each year. The teal band is the range we call balanced.
Why it matters. Fewer new homes means the ones that exist stay in demand. It can also mean building here is hard or slow, which cuts the same way. The home count is the population divided by the average household size, so treat the rate as a guide rather than a census.
Affordability · house price in years of local household income
A house in Bellingen costs 13.8 years of a local family's income
What this shows. Take the typical house price and divide it by what a typical household here earns in a year. A bar of 7 means seven years of the whole household's income buys one house.
Why it matters. Expensive for the people who live here. Prices at this level need outside buyers to keep moving, and outside buyers are the first to leave when things wobble. Income is the 2021 Census figure carried forward at 3.5% a year, so it is an estimate, not a measurement.
Rents · typical weekly house rent, last 36 months · and how many rentals sit empty
Rent in Bellingen is $616 a week, up 1.3% in a year
$616
A week, August 2026
+1.3%
Change in the last year
0.7%
Rentals sitting empty (tight)
What this shows. What a typical house in Bellingen rents for each week, month by month. The empty-rentals number is the share of rental homes with nobody in them: under 1.5% is tight, over 3% means tenants have plenty of choice.
Why it matters. Rents are moving with inflation. Steady rather than tight.
Rental yield · a year of rent as a share of the price, Bellingen vs similar councils
Rent covers 3.1% of the price each year in Bellingen
What this shows. Yield is simple: a whole year of rent divided by the house price. A $500,000 house renting for $500 a week earns $26,000 a year, which is a 5.2% yield.
Why it matters. Lower than similar councils, which are around 4.4%. Prices have run ahead of rents, so you are paying more of the loan yourself while you wait for growth. We don't buy on yield alone and we never set a yield cut-off; it is one piece of the picture, next to growth.
The people
Who lives in Bellingen.
Population growth has been close to flat over the last five years, +0.3% a year. Interesting mix underneath: locals have been leaving on net (-47 over three years) while overseas migration more than filled the gap (165). Worth understanding who is arriving and what housing they need. The median age is 50 and the median household brings in $1,197 a week (Census 2021). 75% of households own or are paying off their home. Owner-occupier markets like this tend to hold their nerve through the cycle, because nobody is forced to sell an address they live at.
Population · ABS estimates 2015 to 2025
Bellingen has stopped growing: 13,348 people, +0.3% a year
13,348
People, 2025
+0.3% vs +0.6%
A year, last 5 years · typical NSW council
+0.3%
A year, last 10 years
Why it matters. With few new arrivals, demand here comes from locals moving house, not from growth. Prices can still rise, but they lean on other drivers.
Where the growth came from · last 3 years
Overseas arrivals are doing the heavy lifting in Bellingen: 165 in three years
Net change: +45 people over three years.
What this shows. Three ways a place gains or loses people: babies born minus people who died, people who moved here from another part of Australia, and people who arrived from overseas. Bars to the right add people, bars to the left take them away.
Why it matters. Overseas arrivals usually rent first, so this kind of growth shows up in rents before it shows up in prices.
Age and households · Census 2021
Bellingen is older than the typical NSW council: median age 50 vs 42
Bellingen Typical NSW council (middle of 122)
Why it matters. An older area leans on retirees and downsizers. Single-level homes near health services do best, and turnover tends to be lower.
Income and who owns the homes · Census 2021
Most homes in Bellingen are owner-occupied: 75% own or are paying off, 22% rent
Own or paying off Renting Other
Why it matters. Owner-occupier markets hold their nerve through the cycle, because nobody is forced to sell the address they live at.
New supply
What's being approved to build.
40 dwellings were approved in FY26, 36 of them houses. Approvals are trending down. If demand holds, thinning supply is how pressure builds under prices and rents. $2 million of non-residential building was approved in FY26, nearly all of it private.
Homes approved · ABS, by financial year
Not much new is being built in Bellingen: 40 homes approved in FY26
Houses Units, townhouses and other
40
Homes approved, FY26
90%
Of them houses
0.7%
New homes per 100 that exist
What this shows. How many new homes the council approved each financial year, split into houses and everything else. Approved is not built, but it is the earliest warning of supply on the way.
Why it matters. When little gets built, the homes already here do not have much competition. Good for prices, as long as people keep arriving.
Non-residential building approved · ABS
Government building spend in Bellingen has eased: $0k approved in FY26
Government projects All non-residential
$2m
All sectors, FY26
$0k
Government, FY26
$2m
Schools and health, last 3 years
What this shows. The dollar value of shops, offices, schools, hospitals and other non-home buildings approved each year. The darker bar is the government's share.
Why it matters. Governments build where they expect people. Schools and hospitals are the most honest signal they give about where families are heading. For the named projects behind these numbers, ask for the full report.
Jobs
Who's working in Bellingen.
Work here runs on health care and social assistance (18% of jobs), ahead of education and training and construction. 560 more residents are in work than five years ago (+11.1%). That is strong jobs growth, and it usually shows up in housing demand with a lag. Unemployment tracks close to the national average at 4.6%.
Jobs · SALM, March 2026
560 more people in Bellingen have a job than five years ago
5,587
Residents in work
4.6% vs 4.2%
Unemployed · Australia
+11.1%
Jobs change, 5 years
Bellingen Australia
Why it matters. Strong jobs growth shows up in housing demand with a lag. People get the job first and buy the house a year or two later.
Who employs people here · Census 2021
Health care and social assistance is the biggest employer in Bellingen, 18% of jobs
What this shows. The five industries that employ the most residents, as a share of all jobs. The pill is the ABS advantage score: Bellingen sits in decile 6 of 10 nationally, where 10 is the most advantaged.
Why it matters. A spread of employers means no single closure can empty the town. That is the kind of job base that holds house prices through a downturn.
The outlook
Is Bellingen worth buying into?
Put the drivers together and the case for Bellingen is: a job base that has expanded, new supply thinning out. None of this guarantees anything. It tells you where to look harder, which is what a report like this is for.
Free · Written by hand · One per person
This page is the public data. The full report is that written up as a document, plus the current price, rent, yield and growth on one suburb inside Bellingen. One per person.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Inside the LGA
The suburbs of Bellingen.
Next step. See what's for sale in Bellingen on realestate.com.au or Domain. Then send me the address before you make an offer. That is the part the data cannot do.
All 26 suburbs and localities in Bellingen
Bellingen · Bielsdown Hills · Bostobrick · Brierfield · Cascade · Darkwood · Deer Vale · Dorrigo · Dorrigo Mountain · Fernbrook · Fernmount · Gleniffer · Hydes Creek · Kalang · Kennaicle Creek · Megan · Mylestom · Never Never · North Dorrigo · Raleigh · Repton · Spicketts Creek · Tallowwood Ridge · Thora · Urunga · Valery
Free · Written by hand · One per person
Want the full workup on Bellingen?
This page is the public data. The full report is the written workup: current price, rent, gross yield and vacancy, growth over 1, 3, 5 and 10 years, days on market and demand, and the supply coming down the pipe, for Bellingen or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. One per person, no charge, and no 14-part email sequence afterwards. All I ask is that if it lands, you take the fifteen minute call at the end of it.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Keep comparing
Markets of a similar size in NSW.
A council only makes sense in context. These are the NSW markets closest to Bellingen in population, each with its own written report.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026, sourced from HtAG Analytics. Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If Bellingen is on your list, that's a conversation worth having early.