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Hobartville

NSW 2753LGA: Hawkesbury

Investment Score

72

/100

AI Intelligence Summary

Hobartville is a small, rural-residential suburb located 60km northwest of Sydney CBD in the Hawkesbury Local Government Area. With an estimated population of around 850 residents, this predominantly family-oriented community offers a peaceful country lifestyle while maintaining reasonable access to urban amenities. The suburb is characterized by larger residential blocks averaging 2,000-4,000 square meters, attracting families seeking space and tranquility away from city density. Property values have shown steady growth, with median house prices ranging from $900,000 to $1.2 million, reflecting the area's desirability among those wanting rural living with Sydney accessibility. The community benefits from proximity to the Hawkesbury River recreational areas and established townships of Richmond and Windsor for shopping and services. While public transport options are limited, making car ownership essential, the area compensates with excellent broadband connectivity and a strong sense of community. The suburb represents excellent value for families prioritizing space, safety, and a rural lifestyle while maintaining employment connections to Greater Sydney.

Strengths

  • Large residential blocks offering space and privacy
  • Strong family-oriented community with rural character
  • Proximity to Hawkesbury River recreational opportunities
  • Reasonable access to Richmond and Windsor amenities

Opportunities

  • Continued population growth in Western Sydney region
  • Potential infrastructure improvements as area develops
  • Growing demand for rural-residential lifestyle post-COVID
  • Tourism and recreation development along Hawkesbury River

Considerations

  • Limited public transport requiring car dependency
  • Minimal local commercial facilities and services
  • Distance from major employment centers
  • Limited walkability and pedestrian infrastructure

Property Market

Median House

$1.05M

+7.2% 1yr

Median Unit

$650K

+5.8% 1yr

Rent (House)

$780/wk

Rent (Unit)

$520/wk

Days on Market

42

Vacancy Rate

1.8%

Auction Clearance

68.0%

Price Growth

Type1 Year3 Year5 Year
House+7.2%+24.5%+42.8%
Unit+5.8%+18.2%+32.5%

Rental Yields

House Yield

3.8%

Unit Yield

5.2%

Investment Scorecard

Overall Investment Score72/100
Growth Potential75/100
Cashflow Score65/100
Risk Score (lower = safer)65/100
Affordability Index55/100

Demand/Supply Ratio: 1.80

Demand exceeds supply — favourable for sellers

Tax & Financial Intelligence

CPA-grade analysis for Hobartville at median house price

Standard transfer
$41,780
First Home Buyer
$41,780
Foreign buyer surcharge
$84,000

+8% surcharge

Annual rent income
$40,560

$780/wk

Interest (80% LVR @ 6.5%)
-$54,600
Other expenses (~2.5%)
-$26,250
Net rental position
-$40,290

Negatively geared

Tax benefit (39% MTR)
+$15,713

Reduces taxable income

After-tax holding cost
$24,577/yr

~$473/week

Based on 8.6% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$1.58M
Capital gain
$486,180
After discount
$243,090
CGT payable
$94,805

10-Year Hold

Est. value
$2.39M
Capital gain
$1.29M
After discount
$645,082
CGT payable
$251,582

Investor Quick Summary

Entry cost (stamp duty)

$41,780

After-tax yield

2.32%

Weekly holding cost

$473/wk

10yr CGT (est.)

$251,582

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

850

Median Age

40

Median Income

$78K

per annum

Family Households

78.0%

Professionals

38.0%

University Educated

32.0%

Unemployment

4.2%

Born Overseas

28.0%

Dwelling Mix

Houses: 92%Units: 5%Townhouses: 3%Total: 340

Lifestyle & Community

Walkability35/100
Public Transport3/10
Schools Rating6/10
Safety8/10
Family Friendly9/10
Cafes & Restaurants

2

Parks

3

0
Distance to CBD

60.0 km

Nearest Station: Richmond Station

Rural lifestyle with river recreation, outdoor activities, and peaceful country living

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Data sourced from multiple sources. Last updated 27 March 2026.

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