NSW2290· Pop. 34,912Lake Macquarie

HILLSBOROUGH

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

$972,625

NSW VG · 2026

Rent yield

3.7%

computed from govt data

Annual growth

2.4%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for HILLSBOROUGH

Investment analysis, risks & comparisons

PREMIUM

HILLSBOROUGH 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

$700/wk

NSW Fair Trading · Apr 2026

Demand change

+0.7%

annual shift

Yield × growth index

3.1

combined signal

Net yield (est.)

3.93%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.0%

est. compound, long-run avg

10-yr growth (CAGR)

+6.7%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

1.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$610k

2021

$726k

2022

$669k

2023

$546k

2024

$880k

2025

$950k

2026

$973k

Source: NSW VG · 2026 · all sources

Market overview

HILLSBOROUGH is a NSW suburb offering moderate rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.7% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,771/wk

$49k taxable p.a.

Renters

24.1%

73.6% owner-occupier

Median age

40.0 yrs

Unemployment

3.8%

Population growth

+1.2% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

79%

5% apartments

Degree qualified

17.4%

bachelor's or higher (ABS)

Work from home

17.3%

of employed residents (ABS Census)

Median lot size

2.7 ha

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

15.4%

High Airbnb activity

Market activity

Distance to CBD

108.7 km

Regional

Days on market

43 days

Normal turnover

Auction clearance

34.1%

Buyer's market

Walkability

40 / 100

Very walkable

Coastal proximity

9.3 km

Near coast

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

149/km²

Low density

Schools in postcode 2290

🏫11 Primary🎓3 Secondary⭐2 Special

ACARA 2025

🏫Primary (11)

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 1102

Dudley Public School

Government · Yrs K-6

ICSEA 1095

Redhead Public School

Government · Yrs K-6

ICSEA 1089

Kahibah Public School

Government · Yrs K-6

ICSEA 1076

Charlestown South Public School

Government · Yrs K-6

ICSEA 1075

Charlestown Public School

Government · Yrs K-6

ICSEA 1037

Charlestown East Public School

Government · Yrs K-6

ICSEA 1036

St Paul's Primary School

Catholic · Yrs K-6

ICSEA 1023

Hillsborough Public School

Government · Yrs K-6

ICSEA 1020

Mount Hutton Public School

Government · Yrs K-6

ICSEA 940

Wiripaang Public School

Government · Yrs K-6

ICSEA 853

🎓Secondary (3)

St Mary's Catholic College

Catholic · Yrs 7-12

ICSEA 1062

Whitebridge High School

Government · Yrs 7-12

ICSEA 1022

Hunter Sports High School

Government · Yrs 7-12

ICSEA 955

⭐Special (2)

Newcastle Junior School

Government · Yrs U

ICSEA 940

Lakeside School

Government · Yrs U

ICSEA 910

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

95/ 100

0.6 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1015ICSEA · national avg 1000

16 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

25/ 100

🚆 0 train🚌 4 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

medium

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

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Location

Properties in HILLSBOROUGH

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