Caringbah
Investment Score
78
/100
AI Intelligence Summary
Caringbah is a well-established family-oriented suburb in Sydney's Sutherland Shire, located 24km south of the CBD. With a population of 8,500 and median age of 42, it attracts middle to upper-middle class families drawn by excellent schools, proximity to beaches, and strong community amenities. The suburb features predominantly detached housing on generous blocks, with median house prices of $1,450,000 reflecting its desirable location. Caringbah offers excellent educational facilities including the highly regarded Caringbah High School, convenient train access via Caringbah Station, and is just 3km from beautiful beaches. The area maintains a strong sense of community with local parks, the Caringbah RSL Club as a social hub, and easy access to Westfield Miranda. Property market performance has been robust with 8.5% annual house price growth, supported by limited housing stock and consistent demand from families seeking quality lifestyle amenities. The suburb's combination of transport connectivity, educational excellence, recreational opportunities, and established infrastructure makes it a highly sought-after residential location.
Strengths
- •Excellent educational facilities including highly rated Caringbah High School
- •Strong transport connectivity with Caringbah Station and bus services
- •Close proximity to beaches and recreational facilities
- •Well-established community with quality amenities and parks
Opportunities
- •Infrastructure improvements planned for surrounding road network
- •Potential for property development on larger blocks
- •Growing demand from downsizers within the Shire
- •Continued population growth in Sydney's south
Considerations
- •High property prices limiting affordability for first-home buyers
- •Limited new housing stock constraining supply
- •Traffic congestion during peak hours on main arterials
- •Aging population potentially affecting future community dynamics
Property Market
$1.45M
+8.5% 1yr
$750K
+6.8% 1yr
$1.10M
$900/wk
$690/wk
35
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +38.0% |
| Unit | +6.8% | +18.5% | +32.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.8%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Caringbah at median house price
+8% surcharge
$900/wk
Negatively geared
Reduces taxable income
~$761/week
Based on 7.6% 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
$761/wk
10yr CGT (est.)
$291,919
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
42
$95K
per annum
68.0%
52.0%
45.0%
3.2%
28.0%
Dwelling Mix
Lifestyle & Community
35
12
2
24.0 km
Nearest Station: Caringbah Station
Family-focused lifestyle with excellent schools, recreational facilities, beach access, and strong community connections through local clubs and amenities
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Data sourced from multiple sources. Last updated 26 March 2026.