Belmore River is in Kempsey LGA, NSW, postcode 2440, with population 268.
The page has enough signal to be useful, but the story is mixed rather than decisive. Use compare mode to pressure-test it against stronger nearby options, then use the calculator if it still makes the shortlist.
Gross yield looks low for an income-first use case. Small local population makes the signal set more fragile.
11.1% below peak · 135.3% above its low
Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).
76% of homes here are owner-occupied and 17% rented, with 4% of landlords negatively geared.
76% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.
Gross yield 3.2% is thin — returns here lean on capital growth, not cash flow.
ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.
New-loan repayment $3,920/mo vs median rent $2,102/mo (+87% · +$420/wk)
At 4.2%: $3,130/mo (-790) · at 6.2% (current): $3,920/mo · at 8.2%: $4,786/mo (+866)
Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.
Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.
This suburb 11.9x · NSW median 11.7x — less affordable than the NSW typical
Nationally · more affordable to buy than 40% of AU suburbs
This suburb 38% · NSW median 21%
Nationally · lighter rent burden than 2% of AU suburbs
Owners with a mortgage repay a median of $1,300/mo, while renters pay about $2,102/mo — renting runs $802/mo higher on these medians.
Serviceability line: a household needs about $3,015/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).
At the median asking rent, about 57% of households here would spend more than 30% of income on rent (rent stress line: $1,617/wk income).
Getting to work: 71% drive, 0% public transport, 4% walk or cycle, 17% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).
Building due diligence
The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.
About 78.4% of the suburb intersects mapped bushfire-prone land.
May affect: External construction · Roof and wall systems · Openings, screens and decks
Confirm the NCC climate zone used for the building design and energy provisions.
May affect: Insulation and glazing · Condensation control · Roof-space ventilation
A suburb layer cannot determine the site wind classification or Bushfire Attack Level.
May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing
Confirm marine or corrosive exposure and the applicable termite-management requirements.
May affect: Fasteners and connectors · Roofing and coatings · Termite management
This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.
NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions
Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.
Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.
ABS population projection (2022 base) for the Kempsey Surrounds SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.
Belmore River is a sparsely populated locality in New South Wales within the Kempsey local government area (postcode 2440). It is home to about 268 residents, with a mature demographic and a median age of 51. Households earn a median income of $67K per year, with an average household size of 2.5 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.4% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are managers, labourers, technicians & trades. Employment in the area leans toward agriculture and education. The top ancestries reported are English, Australian, Irish.
Belmore River has a median house price of $800,000, which has posted strong gains by 7% year-on-year. The current median weekly rent is $485. This gives a gross rental yield of approximately 3.2%. The median monthly mortgage repayment is $1,300.
Public transport access includes 3 bus stops. The crime rate in the Kempsey LGA is moderate at 7,302 incidents per 100,000 population.
From an investment perspective, The gross rental yield works out to roughly 3.2%, which reads as moderate yield. Property prices sit below the state median ($800K/$1.5M), which can point to relative value. The price-to-income ratio of 11.9x is considered stretched. House prices have moved +7.0% year-on-year. Population growth of +0.4% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.
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Belmore River has enough direct local evidence for a first-pass decision.
QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.
Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
Use current rent as a starting signal, not as a fixed underwriting truth.
Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.
Belmore River is in the Kempsey Local Government Area, NSW, postcode 2440. Council-level context for Kempsey LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.
The current median house price in Belmore River, NSW is $800K, based on the latest available sales data from state Valuers General offices and ABS Data by Region.
The median weekly rent in Belmore River is $485/wk, based on the current market rent dataset. The current rent signal is rent context available.
Rent context available: Belmore River has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.
QuickProperty's investment signals for Belmore River show: Moderate Yield, Below Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.
Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.
Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.