North Kellyville
Investment Score
78
/100
AI Intelligence Summary
North Kellyville is a highly sought-after suburb in NSW, offering a unique blend of lifestyle and investment opportunities. With a median house price of $1,450,000 and a median unit price of $680,000, the suburb is positioned at the higher end of the market. The population of 12,500 enjoys a high median income of $115,000, reflecting the area's desirability and quality of life. The walkability score of 65.0/100 indicates a moderate level of pedestrian-friendly infrastructure, while the excellent schools rating of 8.0/10 and safety rating of 9.0/10 make it an attractive choice for families. Although the distance to the CBD is 42.0km, the suburb's investment score of 78.0/100 and growth potential of 82.0/100 suggest a strong outlook for property values. The rental yield for houses is 3.2%, and the low vacancy rate of 1.8% indicates a competitive rental market. Overall, North Kellyville presents a compelling opportunity for investors and homebuyers seeking a high-quality lifestyle and potential long-term capital growth.
Strengths
- •High median income and quality of life
- •Excellent schools and safety ratings
- •Strong investment score and growth potential
- •Low vacancy rate and competitive rental market
Opportunities
- •Potential for long-term capital growth and rental yield
- •Increasing demand for housing and infrastructure development
- •Opportunities for renovation and redevelopment of existing properties
- •Growing interest from families and professionals seeking a high-quality lifestyle
Considerations
- •High entry prices for houses and units
- •Distance to CBD may deter some buyers and renters
- •Limited public transportation options
- •Traffic congestion and parking challenges
Property Market
$1.45M
+8.5% 1yr
$680K
+6.8% 1yr
$950K
$890/wk
$540/wk
28
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 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
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for North Kellyville at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
$890/wk
Negatively geared
Reduces taxable income
~$767/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $13,620
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 10.6% 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
$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). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Ding Group provides integrated advisory through Local Knowledge (CPA), Ding Financial (Mortgage Brokerage), and Ding Real Estate (Licensed Agency).
Demographics
12,500
34
$115K
per annum
68.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
25
12
1
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 22 April 2026.