Bonnyrigg Heights
Investment Score
78
/100
AI Intelligence Summary
Bonnyrigg Heights is a well-established family-oriented suburb in southwestern Sydney's Fairfield City Council area, known for its affordable housing options and strong multicultural community. The suburb offers excellent value for families seeking larger block sizes and detached homes, with a significant population of Lebanese, Vietnamese, and Pacific Islander residents. Located approximately 32km from Sydney CBD, it provides good connectivity via bus services to Fairfield and Liverpool stations, with ongoing infrastructure improvements benefiting from Western Sydney Airport development. The area features strong community amenities including quality schools, parks, recreational facilities, and proximity to Fairfield CBD shopping. Property values have shown steady growth, making it particularly attractive to first home buyers and growing families. The suburb maintains a peaceful residential character while offering multicultural dining, religious facilities, and community events that reflect its diverse population.
Strengths
- •Affordable housing compared to inner Sydney suburbs
- •Strong multicultural community with established cultural facilities
- •Family-friendly environment with quality schools and parks
- •Good transport connectivity to major employment hubs
Opportunities
- •Western Sydney Airport development impact
- •Infrastructure improvements in broader region
- •Growing demand from first home buyers
- •Potential for townhouse and medium density development
Considerations
- •Distance from Sydney CBD limits employment options
- •Public transport relies primarily on bus services
- •Limited nightlife and entertainment options
- •Potential traffic congestion on major arterials
Property Market
$785K
+5.2% 1yr
$485K
+4.8% 1yr
$625K
$630/wk
$475/wk
32
2.1%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +5.2% | +18.5% | +32.8% |
| Unit | +4.8% | +16.2% | +28.5% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Bonnyrigg Heights at median house price
Save $29,855
+8% surcharge
$630/wk
Negatively geared
Reduces taxable income
~$325/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)
$29,855
After-tax yield
2.56%
Weekly holding cost
$325/wk
10yr CGT (est.)
$129,304
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
4,850
36
$68K
per annum
58.0%
32.0%
28.0%
6.2%
48.0%
Dwelling Mix
Lifestyle & Community
15
8
2
32.0 km
Nearest Station: Fairfield Station
Quiet suburban lifestyle with access to parks, recreational facilities, cultural dining options, and community events. Family-focused with good educational facilities and safe residential streets.
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Data sourced from multiple sources. Last updated 27 March 2026.