BAULKHAM HILLS
Investor score
45
Liveability score
73
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
Real$1,530,000
NSW VG · 2026
Rent yield
Real2.9%
computed from govt data
Annual growth
Real-16.4%
annualised from govt data
Vacancy rate
Est.1.2%
modelled estimate
AI insights for BAULKHAM HILLS
Investment analysis, risks & comparisons
BAULKHAM HILLS 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.
Compare BAULKHAM HILLS with nearby suburbs
Side-by-side on price, yield, growth, schools, safety & more.
Resident reviews
What people who know BAULKHAM HILLS say
No reviews yet — be the first to share what BAULKHAM HILLS is like.
Reviews are the opinions of individual users and are not verified by Australia Property.
Median rent
$850/wk
NSW Fair Trading · Apr 2026
Demand change
+2.3%
annual shift
Yield × growth index
-6.8
combined signal
Net yield (est.)
0.82%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.7%
est. compound, long-run avg
10-yr growth (CAGR)
+7.7%
est. compound, long-run avg
Rental demand
58 / 100
Strong demand
Supply pipeline
Est.3.1%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BAULKHAM HILLS is a metropolitan NSW suburb with moderate 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 2.9% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,496/wk
$97k taxable p.a.
Renters
20.8%
76.4% owner-occupier
Median age
39.0 yrs
Unemployment
3.6%
Population growth
+3.2% p.a.
Investor-owned
27.0%
of all dwellings (ATO)
Houses
50%
36% apartments
Degree qualified
45.8%
bachelor's or higher (ABS)
Work from home
28.7%
of employed residents (ABS Census)
Median lot size
580 m²
Standard block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
3.2%
Some Airbnb activity
Market activity
Distance to CBD
27.9 km
Outer suburbs
Days on market
29 days
Normal turnover
Auction clearance
72.5%
Strong demand
Walkability
38 / 100
Some errands walkable
Coastal proximity
27.9 km
Coastal fringe
NBN technology
HFCFast — fibre to node + coaxial
Population density
2,021/km²
Dense urban
Schools in postcode 2153
🏫Primary (10)
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Baulkham Hills North Public School
Government · Yrs K-6 · Major Cities
Our Lady of Lourdes Primary School
Catholic · Yrs K-6 · Major Cities
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
St Paul the Apostle Primary School
Catholic · Yrs K-6 · Major Cities
🎓Secondary (3)
Government · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
⭐Special (1)
Independent · Yrs U · Major Cities
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
Safe1.0 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Top tier14 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
34
/ 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 BAULKHAM HILLS
View listingsLocal professionals
Connect with agents and building inspectors who operate in BAULKHAM HILLS. 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.