All Suburbs

North Kellyville

NSW 2155LGA: The Hills Shire

Investment Score

78

/100

AI Intelligence Summary

North Kellyville is a rapidly growing suburb in Sydney's North West Growth Area, representing modern suburban development at its finest. Since major development began in the early 2010s, this master-planned community has attracted thousands of young families seeking contemporary homes with modern amenities. The suburb features predominantly new housing estates with a mix of detached houses, townhouses, and select apartment developments, all built to contemporary standards. Connected to Sydney CBD via the Sydney Metro Northwest line through nearby Kellyville station, residents enjoy excellent transport links while living in a family-oriented environment. The area boasts North Kellyville Square shopping centre, multiple new schools, parks, and recreational facilities, creating a self-contained community. With ongoing infrastructure improvements and strong population growth, North Kellyville has experienced robust capital growth driven by high demand from families and investors. The suburb's strategic location, modern facilities, and continued development make it one of Sydney's most sought-after growth areas.

Strengths

  • Excellent transport connectivity via Sydney Metro Northwest line
  • Modern housing stock with contemporary amenities and designs
  • Strong capital growth potential due to continued development
  • Family-friendly community with new schools and recreational facilities

Opportunities

  • Continued infrastructure development enhancing connectivity
  • Population growth driving demand for services and amenities
  • Potential for commercial development and employment hubs
  • Capital growth from infrastructure improvements and area maturation

Considerations

  • Limited established community character due to recent development
  • Potential oversupply risk from ongoing land releases
  • Distance from Sydney CBD despite good transport links
  • Limited cultural and entertainment options compared to established areas

Property Market

Median House

$1.45M

+8.5% 1yr

Median Unit

$680K

+6.8% 1yr

Median Townhouse

$950K

Rent (House)

$890/wk

Rent (Unit)

$540/wk

Days on Market

28

Vacancy Rate

1.8%

Auction Clearance

72.0%

Price Growth

Type1 Year3 Year5 Year
House+8.5%+28.2%+52.8%
Unit+6.8%+24.5%+45.2%

Rental Yields

House Yield

3.2%

Unit Yield

4.1%

Townhouse Yield

3.5%

Investment Scorecard

Overall Investment Score78/100
Growth Potential82/100
Cashflow Score65/100
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 North Kellyville at median house price

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

+8% surcharge

Annual rent income
$46,280

$890/wk

Interest (80% LVR @ 6.5%)
-$75,400
Other expenses (~2.5%)
-$36,250
Net rental position
-$65,370

Negatively geared

Tax benefit (39% MTR)
+$25,494

Reduces taxable income

After-tax holding cost
$39,876/yr

~$767/week

Based on 10.6% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR

5-Year Hold

Est. value
$2.40M
Capital gain
$875,900
After discount
$437,950
CGT payable
$170,801

10-Year Hold

Est. value
$3.96M
Capital gain
$2.44M
After discount
$1.22M
CGT payable
$475,302

Investor Quick Summary

Entry cost (stamp duty)

$62,140

After-tax yield

1.95%

Weekly holding cost

$767/wk

10yr CGT (est.)

$475,302

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

12,500

Median Age

34

Median Income

$115K

per annum

Family Households

68.0%

Professionals

52.0%

University Educated

48.0%

Unemployment

3.2%

Born Overseas

38.0%

Dwelling Mix

Houses: 72%Units: 15%Townhouses: 13%Total: 4,200

Lifestyle & Community

Walkability65/100
Public Transport8/10
Schools Rating8/10
Safety9/10
Family Friendly9/10
Cafes & Restaurants

25

Parks

12

Hospitals

1

Distance to CBD

42.0 km

Nearest Station: Kellyville Metro Station

Suburban family lifestyle with modern conveniences, recreational facilities, and easy access to shopping and services

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Data sourced from multiple sources. Last updated 28 March 2026.

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