Ashfield
Investment Score
78
/100
AI Intelligence Summary
Ashfield is a vibrant, multicultural inner-west suburb located 9km from Sydney CBD, renowned as a major hub for Sydney's Asian community. With a population of 8,500 and median age of 34, it attracts young professionals and families drawn to its excellent transport connectivity via Ashfield Station on the T1 Western Line. The suburb is characterized by high-density living with 68% apartments, reflecting urban consolidation trends. Liverpool Road serves as the cultural heart, featuring diverse Asian cuisine and shopping at Ashfield Mall. Strong property market fundamentals are evident with median house prices at $1.45M and units at $750K, supported by low 1.8% vacancy rates and solid rental yields. The area benefits from major infrastructure improvements including WestConnex completion and future Sydney Metro West connections. Educational facilities are well-regarded with a 7/10 schools rating, while the community enjoys excellent walkability (78/100) and transport access (9/10). Investment appeal remains strong with a 78/100 investment score, driven by consistent capital growth, steady rental demand, and ongoing urban renewal initiatives that continue to enhance the suburb's amenity and connectivity.
Strengths
- •Excellent transport connectivity with direct CBD rail access and future Sydney Metro West
- •Strong multicultural community creating vibrant dining and shopping precincts
- •Solid property fundamentals with low vacancy rates and consistent capital growth
- •High walkability and urban amenity with parks, cafes and community facilities
Opportunities
- •Sydney Metro West completion will significantly boost connectivity and property values
- •Continued urban renewal and medium-density development near transport hubs
- •Growing Asian population driving demand for culturally-specific businesses and services
- •Inner West Council cycling infrastructure improvements enhancing sustainability appeal
Considerations
- •High property prices limiting affordability for first-time buyers
- •Traffic congestion on Liverpool Road and surrounding arterials during peak times
- •Limited parking availability due to high-density development
- •Noise from main roads and railway line affecting some residential areas
Property Market
$1.45M
+7.2% 1yr
$750K
+6.8% 1yr
$1.15M
$900/wk
$550/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +7.2% | +18.5% | +32.8% |
| Unit | +6.8% | +16.2% | +28.4% |
Rental Yields
House Yield
3.2%
Unit Yield
4.8%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Ashfield at median house price
+8% surcharge
$900/wk
Negatively geared
Reduces taxable income
~$761/week
Based on 6.6% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$62,140
After-tax yield
1.95%
Weekly holding cost
$761/wk
10yr CGT (est.)
$237,477
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
8,500
34
$78K
per annum
58.0%
48.0%
42.0%
4.2%
52.0%
Dwelling Mix
Lifestyle & Community
85
6
2
9.0 km
Nearest Station: Ashfield Station
Urban lifestyle with excellent dining, convenient shopping at Ashfield Mall, good public transport, and access to parks and recreational facilities for families and young professionals.
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Data sourced from multiple sources. Last updated 26 March 2026.