Belmore
Investment Score
76
/100
AI Intelligence Summary
Belmore is a diverse, multicultural suburb located 17km southwest of Sydney CBD in the Canterbury-Bankstown region. With a population of 8,500 and median age of 34, it attracts young families and professionals seeking affordable housing with excellent transport connectivity. The suburb features a mix of housing types, with 48% units/apartments and 45% separate houses, reflecting recent urban densification. Belmore Railway Station on the T3 Bankstown Line provides direct CBD access, though it's part of the Sydney Metro Southwest conversion project. The property market shows strong fundamentals with median house prices at $1.15M and units at $650K, delivering solid growth of 8.5% annually for houses and 9.2% for units. The community is culturally rich with 52% born overseas, featuring Lebanese, Vietnamese, and Greek populations. Investment appeal is strong with a score of 76, supported by good rental yields (3.8% houses, 4.9% units), low vacancy rates (2.1%), and high walkability (72/100). Challenges include moderate crime levels and average school ratings, but the suburb benefits from proximity to major shopping precincts in Lakemba and Campsie, recreational facilities at Belmore Sports Ground, and strong community networks.
Strengths
- •Excellent transport connectivity with direct train access to Sydney CBD via T3 Bankstown Line
- •Strong property market fundamentals with consistent growth and good rental yields
- •Highly walkable suburb with score of 72/100 and good local amenities
- •Culturally diverse community creating vibrant dining and shopping options
Opportunities
- •Sydney Metro Southwest conversion will enhance transport services and property values
- •Urban renewal initiatives in Canterbury-Bankstown corridor driving development
- •Growing multicultural food and retail scene attracting visitors and residents
- •Potential for further residential densification around transport nodes
Considerations
- •Moderate crime index of 35/100 requiring ongoing community safety initiatives
- •Average school ratings of 6/10 may limit appeal to education-focused families
- •Future transport disruptions during Sydney Metro conversion project
- •Higher density living may not suit all buyer preferences
Property Market
$1.15M
+8.5% 1yr
$700K
+7.2% 1yr
$950K
$850/wk
$660/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +45.0% |
| Unit | +7.2% | +18.5% | +38.0% |
Rental Yields
House Yield
3.8%
Unit Yield
4.9%
Townhouse Yield
4.2%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Belmore at median house price
+8% surcharge
$850/wk
Negatively geared
Reduces taxable income
~$520/week
Based on 9.0% 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)
$46,280
After-tax yield
2.32%
Weekly holding cost
$520/wk
10yr CGT (est.)
$296,485
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
8,200
34
$68K
per annum
58.0%
32.0%
28.0%
6.2%
48.0%
Dwelling Mix
Lifestyle & Community
25
6
1
13.0 km
Nearest Station: Belmore Station
Urban convenience with multicultural dining, local parks, sports facilities, and easy access to larger shopping precincts in nearby Lakemba and Campsie.
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Data sourced from multiple sources. Last updated 26 March 2026.