Free market report · Data to July 2026
Bellingen property market
Bellingen is one of the 453 council areas we track on the Australian 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.
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.
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. See Bellingen on the clock.
The people
Who lives in Bellingen.
Population · ABS estimates
13,348
People (2025)
+0.3%
Growth per year, last 5 years
Population is close to flat. Demand here comes from turnover, not new arrivals.
Households · Census 2021
50
Median age
$1,197
Median household income per week
75% own or are paying off their home, 22% rent. An owner-occupier market at heart, which tends to steady prices through the cycle.
New supply
What's being approved to build.
Building approvals are tomorrow's supply. A market where approvals are falling while population grows is a market where pressure builds. The reverse deserves caution.
Dwellings approved · ABS
36 of the latest year's approvals were houses. Approvals are trending down: new supply is thinning out.
Jobs and investment
Who's working, and what's being spent.
Jobs pay mortgages and rents. Government and commercial building spend is where future jobs come from: schools, hospitals, shops and factories all get approved before they get built.
Jobs · SALM, March 2026
5,587
Employed residents
4.6%
Unemployment (national 4.2%)
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.
Non-residential building approved · ABS
$2m
All sectors, FY26
$0k
Public sector (government projects)
| Year | Government | All non-residential |
|---|---|---|
| FY24 | $2m | $3m |
| FY25 | $5m | $8m |
| FY26 | $0k | $2m |
Public building spend has eased from its recent peak. Worth checking what was just completed versus what is next. For the named projects behind these numbers, ask for the full report below.
Inside the LGA
The suburbs of Bellingen.
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 · Pulled together by hand
Want the full workup on Bellingen?
This page is the public data. The full report is the licensed feed: 10 years of prices, rents and vacancy over time, days on market, demand, and the supply pipeline, 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. No charge, and no 14-part email sequence after it.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026 (licensed market 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.