All Suburbs

Bradbury

NSW 2560LGA: Campbelltown City

Investment Score

78

/100

AI Intelligence Summary

Bradbury is an affordable, family-oriented suburb in Sydney's south-western Macarthur region, located within Camden Council. This predominantly residential area offers excellent value for first home buyers and young families, featuring a diverse mix of housing types including detached homes, townhouses, and unit developments. The suburb benefits from close proximity to Campbelltown CBD and major shopping centres, while maintaining a peaceful residential character with numerous parks and recreational facilities. Bradbury's multicultural community creates a vibrant, inclusive environment with good access to primary and secondary education options. The area has experienced steady property growth over the past five years, supported by broader Western Sydney infrastructure investments and development plans. Transport connectivity is solid with regular bus services to Campbelltown and Liverpool, plus convenient road access via major arterials. The suburb's affordability, combined with its family-friendly amenities including community centres, sporting facilities, and playgrounds, makes it particularly attractive to households with children. Future transport improvements planned for the Macarthur region are expected to further enhance the area's appeal and accessibility.

Strengths

  • Highly affordable property prices compared to Sydney averages
  • Strong family-friendly environment with excellent parks and recreational facilities
  • Close proximity to Campbelltown CBD and major shopping centres
  • Good access to quality primary and secondary education options

Opportunities

  • Beneficiary of major Western Sydney infrastructure investments
  • Future transport improvements planned for Macarthur region
  • Continued population growth driving housing demand
  • Potential for commercial development along major arterials

Considerations

  • Limited direct rail connectivity requiring bus transfers
  • Distance from Sydney CBD affecting employment options
  • Fewer entertainment and dining options compared to inner suburbs
  • Potential for increased traffic congestion as region develops

Property Market

Median House

$685K

+12.5% 1yr

Median Unit

$485K

+9.8% 1yr

Median Townhouse

$595K

Rent (House)

$550/wk

Rent (Unit)

$475/wk

Days on Market

28

Vacancy Rate

1.8%

Auction Clearance

72.0%

Price Growth

Type1 Year3 Year5 Year
House+12.5%+28.2%+45.8%
Unit+9.8%+22.5%+38.2%

Rental Yields

House Yield

4.2%

Unit Yield

5.1%

Townhouse Yield

4.5%

Investment Scorecard

Overall Investment Score78/100
Growth Potential82/100
Cashflow Score75/100
Risk Score (lower = safer)75/100
Affordability Index72/100

Demand/Supply Ratio: 1.80

Demand exceeds supply — favourable for sellers

Tax & Financial Intelligence

CPA-grade analysis for Bradbury at median house price

Standard transfer
$25,355
First Home Buyer
Exempt

Save $25,355

Foreign buyer surcharge
$54,800

+8% surcharge

Annual rent income
$28,600

$550/wk

Interest (80% LVR @ 6.5%)
-$35,620
Other expenses (~2.5%)
-$17,125
Net rental position
-$24,145

Negatively geared

Tax benefit (39% MTR)
+$9,417

Reduces taxable income

After-tax holding cost
$14,728/yr

~$283/week

Based on 9.2% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$1.06M
Capital gain
$347,936
After discount
$173,968
CGT payable
$67,847

10-Year Hold

Est. value
$1.65M
Capital gain
$931,826
After discount
$465,913
CGT payable
$181,706

Investor Quick Summary

Entry cost (stamp duty)

$25,355

After-tax yield

2.56%

Weekly holding cost

$283/wk

10yr CGT (est.)

$181,706

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

Population

4,200

Median Age

32

Median Income

$75K

per annum

Family Households

68.0%

Professionals

28.0%

University Educated

22.0%

Unemployment

6.8%

Born Overseas

48.0%

Dwelling Mix

Houses: 72%Units: 18%Townhouses: 10%Total: 1,650

Lifestyle & Community

Walkability55/100
Public Transport6/10
Schools Rating7/10
Safety7/10
Family Friendly9/10
Cafes & Restaurants

8

Parks

12

Hospitals

1

Distance to CBD

52.0 km

Nearest Station: Campbelltown Station

Family-oriented lifestyle with emphasis on outdoor activities, community events, and recreational pursuits. Easy access to parks, sporting facilities, and family-friendly amenities.

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Data sourced from multiple sources. Last updated 26 March 2026.

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