Buxton
Investment Score
72
/100
AI Intelligence Summary
Buxton NSW 2571 is a small rural locality in the Wollondilly Shire, located 70km southwest of Sydney CBD. With a population of 850 predominantly middle to upper-middle income families, this community offers a quintessential 'tree change' lifestyle on large acreage properties. The area is characterized by substantial land holdings averaging 8,500 sqm, attracting families seeking country living while maintaining reasonable access to Sydney. Property values have shown strong growth with a median house price of $1.35 million, reflecting the premium placed on rural residential living. The community is highly car-dependent with 88% driving to work, given the limited public transport options. Buxton serves as a haven for hobby farming and horse properties, with residents valuing the environmental focus and community spirit. While amenities are limited locally, requiring trips to nearby Picton or Camden for services, this adds to the area's rural charm. The strong owner-occupier rate of 85% indicates a stable residential community, while low crime rates and high safety ratings make it particularly attractive to families with children.
Strengths
- •Large acreage properties ideal for lifestyle buyers and hobby farming
- •Strong capital growth with 45.8% growth over 5 years
- •Low crime index of 15/100 with excellent safety ratings
- •High owner-occupier rate of 85% indicating stable community
Opportunities
- •Growing demand from Sydney buyers seeking lifestyle change
- •Potential for subdivision of larger blocks subject to council approval
- •Development of eco-tourism given natural environment
- •NBN improvements could attract more remote workers
Considerations
- •Limited public transport with only 3% usage requiring car dependency
- •Minimal local amenities requiring travel to Picton/Camden for services
- •Low rental yield of 2.8% making it less attractive for investors
- •Limited housing stock with only 28 sales in last 12 months
Property Market
$1.35M
+8.2% 1yr
$850K
+6.5% 1yr
$750/wk
$520/wk
65
1.2%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +22.5% | +45.8% |
| Unit | +6.5% | +18.0% | +35.0% |
Rental Yields
House Yield
2.8%
Unit Yield
4.2%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Buxton at median house price
+8% surcharge
$750/wk
Negatively geared
Reduces taxable income
~$762/week
Based on 9.2% 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)
$56,640
After-tax yield
1.71%
Weekly holding cost
$762/wk
10yr CGT (est.)
$356,806
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
850
42
$95K
per annum
68.0%
48.0%
38.0%
4.2%
28.0%
Dwelling Mix
Lifestyle & Community
1
3
70.0 km
Nearest Station: Picton Station
Rural residential living with hobby farming, horse properties, and outdoor recreation
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Data sourced from multiple sources. Last updated 27 March 2026.