All Suburbs

Hillsdale

NSW 2036LGA: Bayside Council

Investment Score

78

/100

AI Intelligence Summary

Hillsdale is a well-positioned residential suburb in Sydney's eastern suburbs, located 12km from the CBD in the Bayside Local Government Area. This family-friendly suburb offers an attractive combination of proximity to Botany Bay beaches, strong community amenities, and excellent connectivity to both the city and Sydney Airport. The area is characterized by predominantly detached housing with some medium-density developments, appealing to young families and professionals seeking a coastal lifestyle with urban convenience. Property values have shown consistent growth over the past five years, driven by limited housing stock and strong demand from first home buyers and investors. The suburb benefits from quality local schools, established shopping precincts along Bunnerong Road, and multiple parks and recreational facilities. Transport connectivity is strong with regular bus services to major hubs and easy access to arterial roads. The community is culturally diverse with higher than average education levels and household incomes. Future infrastructure improvements including cycling paths and potential transport upgrades position Hillsdale for continued growth and desirability in Sydney's competitive eastern suburbs market.

Strengths

  • Close proximity to Botany Bay beaches and recreational areas
  • Strong connectivity to Sydney CBD and airport
  • Well-established local amenities and shopping precincts
  • Quality educational facilities including Hillsdale Public School

Opportunities

  • Planned cycling infrastructure improvements
  • Potential for medium-density residential development
  • Growing demand from young professionals and families
  • Future transport link considerations

Considerations

  • Limited apartment stock restricting housing diversity
  • Potential traffic congestion on major arterial roads
  • Higher property prices may limit first home buyer access
  • Limited nightlife and entertainment options

Property Market

Median House

$1.45M

+7.2% 1yr

Median Unit

$850K

+6.8% 1yr

Median Townhouse

$1.15M

Rent (House)

$900/wk

Rent (Unit)

$670/wk

Days on Market

28

Vacancy Rate

1.8%

Auction Clearance

76.0%

Price Growth

Type1 Year3 Year5 Year
House+7.2%+22.8%+45.6%
Unit+6.8%+20.4%+42.3%

Rental Yields

House Yield

3.2%

Unit Yield

4.1%

Townhouse Yield

3.6%

Investment Scorecard

Overall Investment Score78/100
Growth Potential82/100
Cashflow Score68/100
Risk Score (lower = safer)72/100
Affordability Index55/100

Demand/Supply Ratio: 1.80

Demand exceeds supply — favourable for sellers

Tax & Financial Intelligence

CPA-grade analysis for Hillsdale at median house price

Standard transfer
$62,140
First Home Buyer
$62,140
Foreign buyer surcharge
$116,000

+8% surcharge

Annual rent income
$46,800

$900/wk

Interest (80% LVR @ 6.5%)
-$75,400
Other expenses (~2.5%)
-$36,250
Net rental position
-$64,850

Negatively geared

Tax benefit (39% MTR)
+$25,292

Reduces taxable income

After-tax holding cost
$39,559/yr

~$761/week

Based on 9.1% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$2.24M
Capital gain
$723,923
After discount
$361,961
CGT payable
$141,165

10-Year Hold

Est. value
$3.47M
Capital gain
$1.95M
After discount
$975,633
CGT payable
$380,497

Investor Quick Summary

Entry cost (stamp duty)

$62,140

After-tax yield

1.95%

Weekly holding cost

$761/wk

10yr CGT (est.)

$380,497

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

3,200

Median Age

38

Median Income

$95K

per annum

Family Households

68.0%

Professionals

48.0%

University Educated

45.0%

Unemployment

4.2%

Born Overseas

38.0%

Dwelling Mix

Houses: 75%Units: 20%Townhouses: 5%Total: 1,280

Lifestyle & Community

Walkability72/100
Public Transport6/10
Schools Rating7/10
Safety8/10
Family Friendly9/10
Cafes & Restaurants

15

Parks

8

Hospitals

2

Distance to CBD

12.0 km

Nearest Station: Green Square Station

Coastal suburban lifestyle with beach access, local cafes, parks, and community activities

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

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