BADGERYS CREEK
Investor score
50
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
2.1%
rent real · price estimated
Annual growth
11.5%
modelled estimate
Vacancy rate
1.9%
modelled estimate
AI insights for BADGERYS CREEK
Investment analysis, risks & comparisons
BADGERYS CREEK 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.
Median rent
$505/wk
NSW Fair Trading · Apr 2026
Demand change
+3.2%
annual shift
Yield × growth index
6.8
combined signal
Net yield (est.)
2.04%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.2%
est. compound, long-run avg
10-yr growth (CAGR)
+7.1%
est. compound, long-run avg
Rental demand
55 / 100
Strong demand
Supply pipeline
Real0.0%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Market overview
BADGERYS CREEK is a metropolitan NSW suburb with strong capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NSW suburb with strong infrastructure and transport
- Rental yield 2.1% with stable tenant demand
- High annual growth of 11.5% — outperforming state average
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,271/wk
$92k taxable p.a.
Renters
37.3%
60.8% owner-occupier
Median age
40.0 yrs
Unemployment
2.5%
Population growth
+2.7% p.a.
Investor-owned
31.0%
of all dwellings (ATO)
Houses
79%
13% apartments
Degree qualified
42.9%
bachelor's or higher (ABS)
Work from home
26.1%
of employed residents (ABS Census)
Median lot size
530 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
5.4%
Some Airbnb activity
Market activity
Distance to CBD
43.2 km
Regional
Days on market
26 days
Normal turnover
Auction clearance
56.8%
Balanced market
Walkability
3 / 100
Car-dependent
Coastal proximity
41.0 km
Inland
NBN technology
HFCFast — fibre to node + coaxial
Population density
2,347/km²
Dense urban
Liveability & safety
Safety index
Safe1.8 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average4 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
29
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in BADGERYS CREEK
View listingsLocal professionals
Connect with agents and building inspectors who operate in BADGERYS CREEK. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.
Premium feature
Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.
Upgrade to Premium