NSW2756· Pop. 35,328Lithgow

PITT TOWN BOTTOMS

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

$1,075,000

NSW VG · 2026

Rent yield

3.1%

computed from govt data

Annual growth

-9.5%

annualised from govt data

Vacancy rate

1.2%

modelled estimate

AI insights for PITT TOWN BOTTOMS

Investment analysis, risks & comparisons

PREMIUM

PITT TOWN BOTTOMS 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

$650/wk

NSW Fair Trading · Apr 2026

Demand change

+4.3%

annual shift

Yield × growth index

-3.2

combined signal

Net yield (est.)

1.17%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.6%

est. compound, long-run avg

10-yr growth (CAGR)

+9.0%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

3.9%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$750k

2021

$900k

2022

$943k

2023

$910k

2024

$1135k

2025

$1188k

2026

$1075k

Source: NSW VG · 2026 · all sources

Market overview

PITT TOWN BOTTOMS 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 2022–23

Median household income

$2,055/wk

$78k taxable p.a.

Renters

25.3%

72.3% owner-occupier

Median age

36.0 yrs

Unemployment

2.2%

Population growth

+1.3% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

69%

24% apartments

Degree qualified

41.0%

bachelor's or higher (ABS)

Work from home

23.2%

of employed residents (ABS Census)

Median lot size

490 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

5.7%

Some Airbnb activity

Market activity

Distance to CBD

46.0 km

Regional

Days on market

24 days

Fast-moving market

Auction clearance

64.0%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

45.6 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

1,351/km²

Suburban

Schools in postcode 2756

🏫14 Primary🎓3 Secondary📚1 Combined

ACARA 2025

🏫Primary (14)

St Matthew's Primary School

Catholic · Yrs K-6

ICSEA 1021

Chisholm Catholic Primary School

Catholic · Yrs K-6

ICSEA 1005

Ebenezer Public School

Government · Yrs K-6

ICSEA 995

Wilberforce Public School

Government · Yrs K-6

ICSEA 992

Cattai Public School

Government · Yrs K-6

ICSEA 990

Pitt Town Public School

Government · Yrs K-6

ICSEA 987

Freemans Reach Public School

Government · Yrs K-6

ICSEA 957

Glossodia Public School

Government · Yrs K-6

ICSEA 954

Maroota Public School

Government · Yrs K-6

ICSEA 950

Windsor Park Public School

Government · Yrs K-6

ICSEA 949

Colo Heights Public School

Government · Yrs K-6

ICSEA 949

Windsor Public School

Government · Yrs K-6

ICSEA 944

Bligh Park Public School

Government · Yrs K-6

ICSEA 933

Windsor South Public School

Government · Yrs K-6

ICSEA 858

🎓Secondary (3)

Bede Polding College

Catholic · Yrs 7-12

ICSEA 1007

Hawkesbury High School

Government · Yrs 7-12

ICSEA 946

Windsor High School

Government · Yrs 7-12

ICSEA 923

📚Combined (1)

Brewongle Environmental Education Centre

Government

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

100/ 100

0.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

962ICSEA · national avg 1000

17 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

92/ 100

🚆 3 train🚃 1 tram🚌 33 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

none

Coastal exposure + state climate

Live suburb intelligence

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Location

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