Barangaroo
Investment Score
78
/100
AI Intelligence Summary
Barangaroo is Sydney's newest premium waterfront suburb, officially gazetted in 2016 on reclaimed harbour foreshore land. This ultra-modern precinct represents one of Australia's most ambitious urban development projects, featuring luxury high-rise apartments, world-class dining, and extensive public spaces including the 6-hectare Barangaroo Reserve. The suburb attracts high-income professionals and executives seeking harbour views and CBD proximity, with most residents living in new luxury apartments and penthouses. Infrastructure includes the Barangaroo Ferry Wharf for harbour transport and pedestrian connections to Wynyard Station 800m away. The Crown Sydney resort and casino, completed in 2020, has become an iconic landmark. With limited resale market due to recent development, property prices command premium rates reflecting the waterfront location and luxury amenities. The demographic is predominantly young professionals with high median incomes, creating strong rental demand from CBD workers. Future metro connections and continued precinct development promise ongoing growth potential.
Strengths
- •Premium harbour foreshore location with panoramic water views
- •Brand new luxury infrastructure and world-class amenities
- •Direct ferry connections and excellent CBD accessibility
- •High-end dining, entertainment and retail offerings
Opportunities
- •Future Sydney Metro connections enhancing accessibility
- •Continued precinct development increasing amenities
- •Growing international recognition as luxury destination
- •Potential for premium rental yields from corporate executives
Considerations
- •Extremely high property prices limiting affordability
- •Limited local schools requiring travel for families
- •Restricted parking encouraging public transport dependency
- •High-density living with potential overcrowding issues
Property Market
$1.85M
+3.2% 1yr
$1,450/wk
35
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| Unit | +3.2% | +12.8% | +28.5% |
Rental Yields
Unit Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Barangaroo at median unit price
+8% surcharge
$1450/wk
Negatively geared
Reduces taxable income
~$787/week
Based on 5.7% 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)
$84,140
After-tax yield
2.50%
Weekly holding cost
$787/wk
10yr CGT (est.)
$249,034
Estimates based on FY2025 NSW rates at median unit 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
3,200
34
$145K
per annum
35.0%
68.0%
78.0%
2.8%
48.0%
Dwelling Mix
Lifestyle & Community
35
3
1
0.8 km
Nearest Station: Wynyard Station
Luxury harbourside living with world-class dining, entertainment, and recreational facilities. Extensive walking paths, premium shopping, and cultural attractions create a resort-style urban lifestyle.
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Data sourced from multiple sources. Last updated 27 March 2026.