This report zooms in on 11/112 Ben Boyd Road. For the whole-of-suburb picture — every street, market trends, demographics and more — see the full Neutral Bay suburb report.
See more data — Neutral Bay suburb reportEach row is a price driver in Belmont North. Tap to expand. Map on the left shows Microburb-level detail — toggle a row to switch the layer.
Recent sales and current listings within 1 km of this property. Hover a row to locate it on the map.
30
Recent sales (3 yrs)
13
Currently for sale
$700
Avg weekly rent (houses)
$1.2M
Median sale (3 yrs)
| Address | Type | Bd | Ba | Sale price | Date sold | Yield | |
|---|---|---|---|---|---|---|---|
| 7 Brabham Close | House | 3 | 2 | $1,190,000 | 1 Sep 2026 | 👎1.9% | |
| 7 Seacroft Close | House | 5 | 3 | $1,258,000 | 18 Aug 2026 | 👎1.8% | |
| 90 Floraville Road | House | 3 | 1 | $900,000 | 23 Jul 2026 | 👍3.2% | |
| 11 Rengor Close | House | 3 | 2 | $1,200,000 | 9 Jul 2026 | 👎1.9% | |
| 6 Tamar Street | House | 3 | 2 | $1,003,000 | 7 Jul 2026 | 2.2% | |
| 7 Dulungra Avenue | House | 5 | 3 | $1,300,000 | 18 Jun 2026 | 👎1.8% | |
| 50a Imperial Close | House | 5 | 2 | $1,520,000 | 10 Jun 2026 | 👎1.5% |
What this property is worth. AVM, weekly rent, land value, sales history, and the signals on the current listing.
These figures treat the property as an investment, applying the 80% LVR to our valuation estimate. Even an owner-occupied home would be negatively geared if it were bought and rented out at these numbers, the rent wouldn’t cover the loan and holding costs.
From 12 May 2026, new negative-gearing claims on established residential property are restricted under the federal budget. The numbers above use an ATO-calibrated cashflow model at 80% LVR of our valuation estimate (toggle for the 105% equity-release scenario), see the negative-gearing exposure summary for the methodology.
Population, housing tenure, and census indicators
Weekly rent, gross yield, 3-year rent growth and vacancy painted per microburb — toggle any layer to update the map.
Environmental, infrastructure and social risks for Belmont North, with the matched capital-growth association where we have a measured study. 9 flagged · 17 tracked.
Amenities, environment, and liveability in Belmont North. 14 km from CBD · 43 amenities.
Belmont North business directory
Mostly residential, too few businesses to identify a market pattern.
The local business mix below shows what is distinctive in this suburb regardless.
Distinctive local venuesgrouped by category
4 businesses in this suburb classified as petrol station. Examples: Ampol, Belmont North, 7-Eleven Belmont North. That is roughly 8.9x more common than in a typical Australian suburb.
5 businesses in this suburb classified as school combined. Examples: Belmont Christian College, Belmont Christian College Limited, Belmont North Public School P& C Association. That is roughly 3.6x more common than in a typical Australian suburb.
81 streets listed (81 with 2-8yr forecast, model cutoff 27 Sept 2026) in Belmont North, NSW · Newcastle and Lake Macquarie · Growth 2013 to 2026
Last 4 weeks of smart median data
| Week | House Price | Chg | Unit Price | Chg | Median Rent/wk | Chg |
|---|---|---|---|---|---|---|
| 06 Sept 2026 | $1.05M | +0.00% | — | — | $700 | +0.00% |
| 13 Sept 2026 | $1.05M | +0.00% | — | — | $700 | +0.00% |
| 20 Sept 2026 | $1.05M | +0.00% | — | — | $700 | +0.00% |
| 27 Sept 2026 | $1.05M | +0.00% | — | — | $700 | +0.00% |
Data as of 27 Sept 2026
3 businesses in this suburb classified as hairdresser. That is roughly 2.7x more common than in a typical Australian suburb.
On the busiest residential street, Wommara Ave, the median house price sits at $924k. Every 5.9 years (quite tightly held).
Property previous listings
NSW 2280 · Data as of 18 Aug 2026
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