Beaumont Hills
Investment Score
78
/100
AI Intelligence Summary
Beaumont Hills is a well-established family suburb in Sydney's Hills District, known for its excellent schools, modern amenities, and strong community atmosphere. Developed as part of the Rouse Hill growth corridor in the early 2000s, it attracts predominantly young families with children seeking quality education and lifestyle amenities. The suburb features a mix of detached houses and townhouses, with property values showing consistent growth due to high demand driven by school catchments and proximity to Rouse Hill Town Centre. Strong transport links via bus connections to Rouse Hill Metro Station provide excellent CBD access. The area benefits from quality infrastructure, parks, recreational facilities, and shopping precincts, making it highly desirable for families. Demographics show higher than average household incomes and education levels, with a significant proportion of professional workers and university graduates.
Strengths
- •Highly regarded Beaumont Hills Public School driving demand
- •Excellent proximity to Rouse Hill Town Centre and Metro Station
- •Family-friendly community with active local groups and events
- •Quality parks and recreational facilities including Caddies Creek Reserve
Opportunities
- •Continued infrastructure development in North West Growth Centre
- •Potential for medium density housing developments
- •Growing retail and commercial precincts nearby
- •Expansion of recreational and community facilities
Considerations
- •Limited housing diversity with predominantly detached homes
- •Ongoing development creating temporary construction disruption
- •Increasing traffic congestion during peak periods
- •Higher property prices limiting first home buyer access
Property Market
$1.45M
+6.2% 1yr
$680K
+4.8% 1yr
$980K
$890/wk
$580/wk
28
1.8%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +6.2% | +18.5% | +32.8% |
| Unit | +4.8% | +15.2% | +28.5% |
Rental Yields
House Yield
3.2%
Unit Yield
4.5%
Townhouse Yield
3.8%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Beaumont Hills at median house price
+8% surcharge
$890/wk
Negatively geared
Reduces taxable income
~$767/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
$767/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
37
$95K
per annum
68.0%
48.0%
45.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
12
8
1
42.0 km
Nearest Station: Rouse Hill Metro Station
Suburban family lifestyle with access to quality schools, parks, shopping, dining, and recreational activities, complemented by easy access to Sydney CBD via public transport.
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Data sourced from multiple sources. Last updated 27 March 2026.