NSW2030· Pop. 14,434Waverley

HMAS WATSON

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

$3,675,000

NSW VG · 2026

Rent yield

2.0%

computed from govt data

Annual growth

-50.3%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for HMAS WATSON

Investment analysis, risks & comparisons

PREMIUM

HMAS WATSON 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

$1,400/wk

NSW Fair Trading · Apr 2026

Demand change

+3.4%

annual shift

Yield × growth index

-24.2

combined signal

Net yield (est.)

1.06%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-5.3%

est. compound, long-run avg

10-yr growth (CAGR)

+7.2%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Real

2.7%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$3463k

2021

$4825k

2022

$3375k

2023

$7050k

2024

$6300k

2025

$7400k

2026

$3675k

Source: NSW VG · 2026 · all sources

Market overview

HMAS WATSON 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 2.0% 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

$3,481/wk

$74k taxable p.a.

Renters

23.2%

72.9% owner-occupier

Median age

42.0 yrs

Unemployment

2.9%

Population growth

+0.9% p.a.

Investor-owned

24.0%

of all dwellings (ATO)

Houses

31%

53% apartments

Degree qualified

52.5%

bachelor's or higher (ABS)

Work from home

23.6%

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

16.1%

High Airbnb activity

Market activity

Distance to CBD

6.3 km

Middle ring

Days on market

27 days

Normal turnover

Auction clearance

58.9%

Balanced market

Walkability

33 / 100

Some errands walkable

Coastal proximity

6.3 km

Near coast

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

9,325/km²

Very dense urban

Schools in postcode 2030

🏫1 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (1)

Vaucluse Public School

Government · Yrs K-6

ICSEA 1145

🎓Secondary (1)

Rose Bay Secondary College

Government · Yrs 7-12

ICSEA 1107

📚Combined (1)

Kesser Torah College

Independent · Yrs K-12

ICSEA 1082

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

1111ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

54/ 100

🚆 1 train🚃 2 tram🚌 16 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 HMAS WATSON

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