NSW2232· Pop. 35,304Sutherland

BONNIE VALE

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

$945,000

NSW VG · 2026

Rent yield

4.1%

computed from govt data

Annual growth

-27.8%

annualised from govt data

Vacancy rate

2.1%

modelled estimate

AI insights for BONNIE VALE

Investment analysis, risks & comparisons

PREMIUM

BONNIE VALE 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

$750/wk

NSW Fair Trading · Apr 2026

Demand change

+3.3%

annual shift

Yield × growth index

-11.8

combined signal

Net yield (est.)

1.87%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.2%

est. compound, long-run avg

10-yr growth (CAGR)

+4.5%

est. compound, long-run avg

Rental demand

56 / 100

Strong demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$880k

2021

$700k

2022

$910k

2023

$900k

2024

$875k

2025

$1308k

2026

$945k

Source: NSW VG · 2026 · all sources

Market overview

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

Highlights

Metro NSW suburb with strong infrastructure and transport
Rental yield 4.1% 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

$2,157/wk

$94k taxable p.a.

Renters

27.8%

69.5% owner-occupier

Median age

39.0 yrs

Unemployment

2.3%

Population growth

+2.9% p.a.

Investor-owned

16.0%

of all dwellings (ATO)

Houses

66%

28% apartments

Degree qualified

37.0%

bachelor's or higher (ABS)

Work from home

28.9%

of employed residents (ABS Census)

Median lot size

580 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

10.6%

Active STR market

Market activity

Distance to CBD

25.6 km

Outer suburbs

Days on market

20 days

Fast-moving market

Auction clearance

66.7%

Strong demand

Walkability

0 / 100

Car-dependent

Coastal proximity

13.9 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

2,636/km²

Dense urban

Schools in postcode 2232

🏫8 Primary🎓2 Secondary📚1 Combined⭐3 Special

ACARA 2025

🏫Primary (8)

Grays Point Public School

Government · Yrs K-6

ICSEA 1113

St Patrick's Catholic Primary School

Catholic · Yrs K-6

ICSEA 1106

Kareela Public School

Government · Yrs K-6

ICSEA 1102

Sutherland Public School

Government · Yrs K-6

ICSEA 1101

Loftus Public School

Government · Yrs K-6

ICSEA 1079

Sutherland North Public School

Government · Yrs K-6

ICSEA 1073

Woronora River Public School

Government · Yrs K-6

ICSEA 1054

Kirrawee Public School

Government · Yrs K-6

ICSEA 1050

🎓Secondary (2)

St Patrick's College Sutherland

Catholic · Yrs 7-12

ICSEA 1093

Kirrawee High School

Government · Yrs 7-12

ICSEA 1092

📚Combined (1)

Royal National Park Environmental Education Centre

Government

⭐Special (3)

Minerva School

Government · Yrs U

ICSEA 1039

Bates Drive School

Government · Yrs U

ICSEA 1018

Cook School

Government · Yrs U

ICSEA 956

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

94/ 100

0.7 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Above average

1067ICSEA · national avg 1000

13 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

69/ 100

🚆 1 train🚃 1 tram🚌 20 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

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

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Location

Properties in BONNIE VALE

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