NSW2152· Pop. 11,261Parramatta

NORTHMEAD

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

$1,271,500

NSW VG · 2026

Rent yield

2.8%

computed from govt data

Annual growth

1.6%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for NORTHMEAD

Investment analysis, risks & comparisons

PREMIUM

NORTHMEAD 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

$680/wk

NSW Fair Trading · Apr 2026

Demand change

+2.6%

annual shift

Yield × growth index

2.2

combined signal

Net yield (est.)

1.69%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.8%

est. compound, long-run avg

10-yr growth (CAGR)

+7.7%

est. compound, long-run avg

Rental demand

57 / 100

Strong demand

Supply pipeline

Real

4.5%

new dwellings approved / stock · ABS 2024-25

High supply risk

5-year price history

2020

$748k

2021

$915k

2022

$945k

2023

$938k

2024

$1354k

2025

$1251k

2026

$1272k

Source: NSW VG · 2026 · all sources

Market overview

NORTHMEAD 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 2.8% 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

$1,924/wk

$97k taxable p.a.

Renters

32.2%

61.0% owner-occupier

Median age

39.0 yrs

Unemployment

3.3%

Population growth

+3.2% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

58%

36% apartments

Degree qualified

41.3%

bachelor's or higher (ABS)

Work from home

18.2%

of employed residents (ABS Census)

Median lot size

400 m²

Compact block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

8.1%

Active STR market

Market activity

Distance to CBD

21.9 km

Outer suburbs

Days on market

25 days

Fast-moving market

Auction clearance

72.4%

Strong demand

Walkability

63 / 100

Very walkable

Coastal proximity

21.9 km

Coastal fringe

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

2,023/km²

Dense urban

Schools in postcode 2152

🏫1 Primary🎓1 Secondary⭐1 Special

ACARA 2025

🏫Primary (1)

Northmead Public School

Government · Yrs K-6

ICSEA 1082

🎓Secondary (1)

Northmead Creative and Performing Arts High School

Government · Yrs 7-12

ICSEA 1069

⭐Special (1)

The Hills School

Government · Yrs U

ICSEA 1046

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

91/ 100

1.0 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Above average

1066ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

44/ 100

🚆 4 train🚃 2 tram🚌 40 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

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

Fetching live data…

Location

Properties in NORTHMEAD

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Local professionals

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