Seven Hills
Investment Score
72
/100
AI Intelligence Summary
Located approximately 32 kilometers west of the Sydney central business district, Seven Hills in NSW offers a unique blend of urban and suburban living. With a median house price of $780,000 and median unit price of $520,000, the area presents a relatively affordable option for those looking to enter the Sydney property market. The suburb boasts a population of 12,500 residents, with a median income of $68,000, indicating a diverse and thriving community. Seven Hills enjoys a walkability score of 62, suggesting that residents can easily access local amenities and services on foot. While the schools rating of 6.0 and safety rating of 7.0 may not be the highest, the area's investment score of 72 and growth potential of 75 out of 100 make it an attractive option for investors. The rental yield for houses is 4.2%, and the vacancy rate is a low 1.8%, further solidifying its investment potential. Overall, Seven Hills presents a compelling lifestyle and investment opportunity, balancing affordability, community, and potential for growth.
Strengths
- •Affordable housing options
- •Diverse and thriving community
- •Convenient access to local amenities
- •Strong investment potential
Opportunities
- •Renovation and development opportunities for existing properties
- •Potential for increased rental yields due to low vacancy rates
- •Growing demand for housing in the area due to its relative affordability
Considerations
- •Limited access to high-rated schools
- •Moderate safety concerns
- •Relatively distant from the Sydney CBD
Property Market
$780K
+8.2% 1yr
$520K
+6.8% 1yr
$650K
$630/wk
$510/wk
32
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +18.5% | +35.2% |
| Unit | +6.8% | +15.2% | +28.5% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Seven Hills at median house price
Stamp Duty Estimate
Save $29,630
+8% surcharge
Negative Gearing Position
$630/wk
Negatively geared
Reduces taxable income
~$320/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $7,188
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 7.0% 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)
$29,630
After-tax yield
2.56%
Weekly holding cost
$320/wk
10yr CGT (est.)
$141,686
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
32
$68K
per annum
62.0%
32.0%
28.0%
6.2%
48.0%
Dwelling Mix
Lifestyle & Community
28
8
2
32.0 km
Nearest Station: Seven Hills Station
Family-focused lifestyle with local parks, schools, diverse dining, and community facilities. Easy access to major shopping and recreational activities.
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Data sourced from multiple sources. Last updated 23 April 2026.