GILEAD
Investor score
48
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
$972,000
NSW VG · 2026
Rent yield
3.1%
computed from govt data
Annual growth
0.2%
annualised from govt data
Vacancy rate
1.2%
modelled estimate
AI insights for GILEAD
Investment analysis, risks & comparisons
GILEAD 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
$580/wk
NSW Fair Trading · Apr 2026
Demand change
+5.9%
annual shift
Yield × growth index
1.7
combined signal
Net yield (est.)
1.17%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+7.3%
est. compound, long-run avg
10-yr growth (CAGR)
+7.1%
est. compound, long-run avg
Rental demand
59 / 100
Strong demand
Supply pipeline
Est.2.6%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
GILEAD 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 3.1% 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
$1,609/wk
$93k taxable p.a.
Renters
35.5%
60.4% owner-occupier
Median age
35.0 yrs
Unemployment
1.9%
Population growth
+2.8% p.a.
Investor-owned
10.0%
of all dwellings (ATO)
Houses
70%
12% apartments
Degree qualified
37.3%
bachelor's or higher (ABS)
Work from home
20.9%
of employed residents (ABS Census)
Median lot size
450 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
4.2%
Some Airbnb activity
Market activity
Distance to CBD
54.4 km
Regional
Days on market
21 days
Fast-moving market
Auction clearance
56.3%
Balanced market
Walkability
0 / 100
Car-dependent
Coastal proximity
28.4 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
2,324/km²
Dense urban
Schools in postcode 2560
🏫Primary (19)
St Peter's Anglican Grammar
Independent · Yrs K-6
St John The Evangelist Catholic Primary School
Catholic · Yrs K-6
Our Lady Help of Christians Catholic Primary School
Catholic · Yrs K-6
St Thomas More Catholic Primary School
Catholic · Yrs K-6
Leumeah Public School
Government · Yrs K-6
Kentlyn Public School
Government · Yrs K-6
Appin Public School
Government · Yrs K-6
Bradbury Public School
Government · Yrs K-6
Ruse Public School
Government · Yrs K-6
St Helens Park Public School
Government · Yrs K-6
Campbelltown North Public School
Government · Yrs K-6
Woodland Road Public School
Government · Yrs K-6
Campbelltown Public School
Government · Yrs K-6
Rosemeadow Public School
Government · Yrs K-6
Ambarvale Public School
Government · Yrs K-6
Thomas Acres Public School
Government · Yrs K-6
Campbelltown East Public School
Government · Yrs K-6
John Warby Public School
Government · Yrs P-6
Briar Road Public School
Government · Yrs P-6
🎓Secondary (7)
St Patrick's College Campbelltown
Independent · Yrs 7-12
John Therry Catholic College
Catholic · Yrs 7-12
Leumeah High School
Government · Yrs 7-12
Campbelltown Performing Arts High School
Government · Yrs 7-12
Ambarvale High School
Government · Yrs 7-12
Thomas Reddall High School
Government · Yrs 7-12
Airds High School
Government · Yrs 7-12
📚Combined (1)
Sherwood Hills Christian School
Independent · Yrs K-12
⭐Special (4)
Mary Brooksbank School
Government · Yrs U
Beverley Park School
Government · Yrs U
Dorchester School
Government · Yrs U
Lomandra School
Government · Yrs U
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
Safe0.6 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average31 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
21
/ 100
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
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 GILEAD
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