GREENHILLS BEACH
Investor score
53
Liveability score
62
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$1,294,000
NSW VG · 2026
Rent yield
Real3.1%
computed from govt data
Annual growth
Real-33.7%
annualised from govt data
Vacancy rate
Est.1.5%
modelled estimate
AI insights for GREENHILLS BEACH
Investment analysis, risks & comparisons
GREENHILLS BEACH 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 GREENHILLS BEACH with nearby suburbs
Side-by-side on price, yield, growth, schools, safety & more.
Resident reviews
What people who know GREENHILLS BEACH say
No reviews yet — be the first to share what GREENHILLS BEACH is like.
Reviews are the opinions of individual users and are not verified by Australia Property.
Median rent
$785/wk
NSW Fair Trading · Apr 2026
Demand change
+4.8%
annual shift
Yield × growth index
-15.3
combined signal
Net yield (est.)
1.17%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
-8.1%
est. compound, long-run avg
10-yr growth (CAGR)
+4.5%
est. compound, long-run avg
Rental demand
57 / 100
Strong demand
Supply pipeline
Est.1.0%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
GREENHILLS BEACH 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
- 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
$2,199/wk
$94k taxable p.a.
Renters
32.9%
65.2% owner-occupier
Median age
42.0 yrs
Unemployment
3.0%
Population growth
+2.9% p.a.
Investor-owned
21.0%
of all dwellings (ATO)
Houses
60%
28% apartments
Degree qualified
49.4%
bachelor's or higher (ABS)
Work from home
27.4%
of employed residents (ABS Census)
Median lot size
560 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
14.8%
Active STR market
Market activity
Distance to CBD
19.1 km
Outer suburbs
Days on market
33 days
Normal turnover
Auction clearance
66.7%
Strong demand
Walkability
2 / 100
Car-dependent
Coastal proximity
7.4 km
Near coast
NBN technology
FTTCGood — fibre to curb
Population density
2,635/km²
Dense urban
Schools in postcode 2230
🏫Primary (7)
St Francis de Sales Catholic Primary School
Catholic · Yrs K-6 · Major Cities
St Aloysius Catholic Primary School
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Major Cities
🎓Secondary (4)
Catholic · Yrs 7-12 · Major Cities
Our Lady of Mercy Catholic College Burraneer
Catholic · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · 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
Safe0.7 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Above average11 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
40
/ 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 GREENHILLS BEACH
View listingsLocal professionals
Connect with agents and building inspectors who operate in GREENHILLS BEACH. 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.