NSW2026· Pop. 32,693Waverley

BEN BUCKLER

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

$1,869,000

NSW VG · 2026

Rent yield

3.0%

computed from govt data

Annual growth

-1.5%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for BEN BUCKLER

Investment analysis, risks & comparisons

PREMIUM

BEN BUCKLER 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

$1,065/wk

NSW Fair Trading · Apr 2026

Demand change

+3.9%

annual shift

Yield × growth index

0.7

combined signal

Net yield (est.)

1.15%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+0.9%

est. compound, long-run avg

10-yr growth (CAGR)

+7.3%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

2.8%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$1523k

2021

$1783k

2022

$1703k

2023

$1900k

2024

$1200k

2025

$1898k

2026

$1869k

Source: NSW VG · 2026 · all sources

Market overview

BEN BUCKLER 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 3.0% with stable tenant 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 2022–23

Median household income

$2,896/wk

$73k taxable p.a.

Renters

56.3%

40.9% owner-occupier

Median age

34.0 yrs

Unemployment

3.0%

Population growth

+0.8% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

30%

52% apartments

Degree qualified

49.0%

bachelor's or higher (ABS)

Work from home

25.1%

of employed residents (ABS Census)

Median lot size

200 m²

Compact block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

16.7%

High Airbnb activity

Market activity

Distance to CBD

6.0 km

Middle ring

Days on market

24 days

Fast-moving market

Auction clearance

58.4%

Balanced market

Walkability

92 / 100

Walker's paradise

Coastal proximity

6.0 km

Near coast

NBN technology

FTTN

Standard — fibre to node

Population density

12,246/km²

Very dense urban

Schools in postcode 2026

🏫4 Primary⭐2 Special

ACARA 2025

🏫Primary (4)

Montessori East

Independent · Yrs K-6

ICSEA 1188

Galilee Catholic Primary School

Catholic · Yrs K-6

ICSEA 1160

Bondi Public School

Government · Yrs K-6

ICSEA 1139

Bondi Beach Public School

Government · Yrs K-6

ICSEA 1120

⭐Special (2)

Wairoa School

Government · Yrs U

ICSEA 1025

WAYS Secondary

Independent · Yrs 9-12

ICSEA 987

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

Safe

86/ 100

1.5 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Top tier

1103ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

61/ 100

🚆 2 train🚃 2 tram🚌 23 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

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BEN BUCKLER

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