All Suburbs

East Hills

NSW 2213LGA: Canterbury-Bankstown

Investment Score

75

/100

AI Intelligence Summary

East Hills is a diverse, family-oriented suburb located 26km southwest of Sydney CBD in the Canterbury-Bankstown LGA. This multicultural community offers excellent value for money with a median house price around $950,000, making it popular with first home buyers and young families. The suburb benefits from direct train access to the CBD via East Hills Station on the T8 Airport Line, complemented by good bus connectivity. East Hills features a practical mix of housing stock including older detached homes, modern townhouses, and apartment complexes. The area boasts solid community amenities including East Hills Shopping Centre, multiple parks and recreational facilities, and well-regarded local schools. The demographic profile is notably diverse with significant Middle Eastern and Asian communities, creating a vibrant multicultural atmosphere. Property values have shown steady growth over recent years, supported by ongoing infrastructure improvements and the suburb's strategic location. While lacking the prestige of inner Sydney suburbs, East Hills compensates with affordability, accessibility, and strong community spirit, positioning it as an attractive option for families seeking value in Sydney's competitive property market.

Strengths

  • Excellent public transport connectivity with direct CBD rail access
  • Affordable housing compared to inner Sydney suburbs
  • Strong multicultural community with diverse amenities
  • Family-friendly environment with good schools and parks

Opportunities

  • Ongoing South West Sydney infrastructure development
  • Potential for continued property value growth
  • Growing multicultural food and retail scene
  • Transport improvements enhancing connectivity

Considerations

  • Distance from Sydney CBD and premium employment hubs
  • Limited nightlife and entertainment options
  • Moderate street appeal compared to prestigious suburbs
  • Competition from other affordable outer suburbs

Property Market

Median House

$950K

+6.8% 1yr

Median Unit

$580K

+5.2% 1yr

Median Townhouse

$750K

Rent (House)

$680/wk

Rent (Unit)

$510/wk

Days on Market

32

Vacancy Rate

1.8%

Auction Clearance

68.0%

Price Growth

Type1 Year3 Year5 Year
House+6.8%+18.5%+32.4%
Unit+5.2%+15.8%+28.6%

Rental Yields

House Yield

3.8%

Unit Yield

4.6%

Townhouse Yield

4.1%

Investment Scorecard

Overall Investment Score75/100
Growth Potential72/100
Cashflow Score78/100
Risk Score (lower = safer)68/100
Affordability Index68/100

Demand/Supply Ratio: 1.40

Demand exceeds supply — favourable for sellers

Tax & Financial Intelligence

CPA-grade analysis for East Hills at median house price

Standard transfer
$37,280
First Home Buyer
$27,960

Save $9,320

Foreign buyer surcharge
$76,000

+8% surcharge

Annual rent income
$35,360

$680/wk

Interest (80% LVR @ 6.5%)
-$49,400
Other expenses (~2.5%)
-$23,750
Net rental position
-$37,790

Negatively geared

Tax benefit (39% MTR)
+$14,738

Reduces taxable income

After-tax holding cost
$23,052/yr

~$443/week

Based on 6.5% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$1.30M
Capital gain
$308,331
After discount
$154,165
CGT payable
$60,124

10-Year Hold

Est. value
$1.78M
Capital gain
$787,905
After discount
$393,952
CGT payable
$153,641

Investor Quick Summary

Entry cost (stamp duty)

$37,280

After-tax yield

2.32%

Weekly holding cost

$443/wk

10yr CGT (est.)

$153,641

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

8,500

Median Age

36

Median Income

$68K

per annum

Family Households

72.0%

Professionals

32.0%

University Educated

28.0%

Unemployment

6.2%

Born Overseas

48.0%

Dwelling Mix

Houses: 58%Units: 32%Townhouses: 10%Total: 3,200

Lifestyle & Community

Walkability65/100
Public Transport8/10
Schools Rating7/10
Safety7/10
Family Friendly8/10
Cafes & Restaurants

25

Parks

8

Hospitals

1

Distance to CBD

26.0 km

Nearest Station: East Hills Station

Suburban family lifestyle with access to parks, local shopping, community facilities, and good transport links to broader Sydney. The area offers a relaxed pace with multicultural dining and shopping options.

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

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