Raby
Investment Score
75
/100
AI Intelligence Summary
Raby, NSW 2566 is an affordable residential suburb located in southwestern Sydney within the Campbelltown Local Government Area. Positioned approximately 55km from Sydney CBD, Raby offers entry-level housing opportunities with strong multicultural diversity, particularly Pacific Islander and Middle Eastern communities. The suburb features a younger demographic profile compared to Sydney's average and maintains high affordability with median house prices around $650,000. Key amenities include Raby Public School, proximity to Campbelltown Hospital, Raby Sports Complex, and access to Campbelltown Mall within 5km. Transport connections include regular bus services to Campbelltown Station (4-5km away) and road access via Campbelltown Road to the M31 Hume Highway. The area has a significant proportion of public and social housing, contributing to strong rental demand. Property market trends show steady growth despite entry-level pricing, with rental yields ranging 4.5-5.5%. The suburb offers good family amenities with parks, recreational facilities, and essential services, making it attractive for first-home buyers and investors seeking affordable Sydney property exposure.
Strengths
- •Highly affordable entry point into Sydney property market
- •Strong multicultural community with established Pacific Islander and Middle Eastern populations
- •Excellent transport connectivity via bus to Campbelltown Station and M31 Hume Highway access
- •Proximity to major amenities including Campbelltown Hospital and shopping centres
Opportunities
- •Continued population growth in southwestern Sydney driving demand
- •Government investment in regional infrastructure improvements
- •Potential for gentrification as surrounding areas develop
- •Strong rental market due to housing affordability crisis
Considerations
- •High proportion of public housing may impact property values
- •Distance from Sydney CBD limits appeal for city workers
- •Limited local employment opportunities requiring commuting
- •Potential social challenges associated with lower socioeconomic demographics
Property Market
$650K
+4.2% 1yr
$450K
+3.8% 1yr
$580K
$600/wk
$450/wk
35
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +15.8% | +28.5% |
| Unit | +3.8% | +12.4% | +22.1% |
Rental Yields
House Yield
4.8%
Unit Yield
5.2%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Raby at median house price
Save $23,780
+8% surcharge
$600/wk
Negatively geared
Reduces taxable income
~$221/week
Based on 5.7% 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)
$23,780
After-tax yield
2.93%
Weekly holding cost
$221/wk
10yr CGT (est.)
$88,626
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
4,200
32
$58K
per annum
68.0%
28.0%
22.0%
7.2%
48.0%
Dwelling Mix
Lifestyle & Community
8
4
1
55.0 km
Nearest Station: Campbelltown Station
Quiet suburban lifestyle with access to parks, sports facilities, and community amenities. Family-focused environment with good local schools and recreational opportunities.
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Data sourced from multiple sources. Last updated 29 March 2026.