Sutherland
Investment Score
75
/100
AI Intelligence Summary
Sutherland is a well-established suburb in the heart of Sutherland Shire, 26km south of Sydney CBD, serving as the administrative center of the shire. This mature suburb offers an excellent balance of urban convenience and suburban lifestyle, with strong transport links via Sutherland Railway Station and the A1 Princes Highway. The area attracts a diverse mix of families, professionals, and retirees drawn to its quality schools, shopping facilities including Sutherland Plaza, and proximity to both Royal National Park and Cronulla beaches. The property market shows steady growth with strong rental demand, supported by the suburb's strategic location and comprehensive amenities. Housing stock includes a good mix of apartments, townhouses, and detached homes, catering to various buyer segments. The community benefits from established infrastructure, quality educational facilities, and a strong sense of local identity, making it an attractive option for both owner-occupiers and investors seeking stable returns in a well-connected location.
Strengths
- •Strategic location as Sutherland Shire administrative center
- •Excellent transport connectivity via rail and major highways
- •Strong educational facilities and family-friendly environment
- •Proximity to beaches and Royal National Park
Opportunities
- •Infrastructure improvements enhancing connectivity
- •Growing demand from families seeking suburban lifestyle
- •Potential for apartment development near transport hubs
- •Tourism and recreation sector growth benefiting local economy
Considerations
- •Competition from neighboring coastal suburbs
- •Limited high-density development opportunities
- •Dependence on transport infrastructure for CBD access
- •Potential for market saturation in established areas
Property Market
$1.25M
+5.2% 1yr
$720K
+4.8% 1yr
$980K
$920/wk
$620/wk
35
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +5.2% | +18.5% | +35.8% |
| Unit | +4.8% | +16.2% | +32.4% |
Rental Yields
House Yield
3.8%
Unit Yield
4.5%
Townhouse Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Sutherland at median house price
+8% surcharge
$920/wk
Negatively geared
Reduces taxable income
~$568/week
Based on 7.2% 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)
$51,140
After-tax yield
2.32%
Weekly holding cost
$568/wk
10yr CGT (est.)
$231,771
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
12,500
40
$85K
per annum
58.0%
45.0%
38.0%
4.2%
32.0%
Dwelling Mix
Lifestyle & Community
35
8
2
26.0 km
Nearest Station: Sutherland Railway Station
Balanced suburban lifestyle with access to shopping, dining, recreation, and natural attractions including beaches and national parks.
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Data sourced from multiple sources. Last updated 29 March 2026.