NSW2205· Pop. 25,338Bayside (NSW)

ARNCLIFFE

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$830,000

NSW VG · 2026

Rent yield

5.5%

computed from govt data

Annual growth

-17.0%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for ARNCLIFFE

Investment analysis, risks & comparisons

PREMIUM

ARNCLIFFE shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$880/wk

NSW Fair Trading · Apr 2026

Demand change

+3.5%

annual shift

Yield × growth index

-5.7

combined signal

Net yield (est.)

1.06%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.4%

est. compound, long-run avg

10-yr growth (CAGR)

+4.5%

est. compound, long-run avg

Rental demand

57 / 100

Strong demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$732k

2021

$738k

2022

$743k

2023

$795k

2024

$812k

2025

$1000k

2026

$830k

Source: NSW VG · 2026 · all sources

Market overview

ARNCLIFFE is a metropolitan NSW suburb with moderate capital growth momentum and high rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro NSW suburb with strong infrastructure and transport
Strong rental yield of 5.5%
Access to national transport network and amenities

Risk factors

Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,117/wk

$94k taxable p.a.

Renters

51.5%

45.3% owner-occupier

Median age

32.0 yrs

Unemployment

3.5%

Population growth

+2.9% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

26%

66% apartments

Degree qualified

46.9%

bachelor's or higher (ABS)

Work from home

26.6%

of employed residents (ABS Census)

Median lot size

110 m²

Apartment/strata

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

17.0%

High Airbnb activity

Market activity

Distance to CBD

9.5 km

Middle ring

Days on market

21 days

Fast-moving market

Auction clearance

65.9%

Strong demand

Walkability

29 / 100

Some errands walkable

Coastal proximity

4.3 km

Near coast

NBN technology

FTTP

Fastest — full fibre to premises

Population density

8,432/km²

Very dense urban

Schools in postcode 2205

🏫4 Primary📚2 Combined

ACARA 2025

🏫Primary (4)

St Francis Xavier's Catholic Primary School

Catholic · Yrs K-6

ICSEA 1116

Arncliffe West Infants School

Government · Yrs P-2

ICSEA 1058

Arncliffe Public School

Government · Yrs K-6

ICSEA 1028

Athelstane Public School

Government · Yrs K-6

ICSEA 1003

📚Combined (2)

Kingdom Culture Christian School

Independent · Yrs K-12

ICSEA 1082

Al Zahra College

Independent · Yrs K-12

ICSEA 1032

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

High crime

53/ 100

14.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Above average

1053ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

71/ 100

🚆 2 train🚃 3 tram🚌 26 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

low

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in ARNCLIFFE

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