Tahmoor
Investment Score
74
/100
AI Intelligence Summary
Tahmoor is a family-oriented suburb located approximately 80km southwest of Sydney CBD in the Wollondilly Shire, offering an attractive blend of affordability and lifestyle appeal. The suburb features a mix of established homes and newer developments, with excellent rail connectivity to Sydney via the Southern Highlands line. Local amenities include Tahmoor Public School, Tahmoor Shopping Village, and various recreational facilities including parks and sporting grounds. The area attracts families seeking larger properties and a tree-change lifestyle while maintaining reasonable commuting access to Sydney. Property values remain affordable compared to inner Sydney suburbs, with steady growth over recent years. The community benefits from NBN broadband infrastructure and ongoing road improvements along Remembrance Driveway. With its established residential character, good transport links, and family-friendly amenities, Tahmoor represents solid value in the outer Sydney market while offering a more relaxed lifestyle away from urban density.
Strengths
- •Direct train services to Sydney CBD via Southern Highlands line
- •Affordable housing compared to inner Sydney suburbs
- •Strong family-oriented community with established amenities
- •Mix of established homes and new developments providing choice
Opportunities
- •Potential for continued property value growth as Sydney expands outward
- •Development of additional retail and commercial facilities
- •Improved transport infrastructure as part of Macarthur region development
- •Growing appeal for families seeking affordable lifestyle change
Considerations
- •Distance from Sydney CBD requiring longer commute times
- •Limited local employment opportunities
- •Fewer dining and entertainment options compared to inner suburbs
- •Dependence on car transport for most daily activities
Property Market
$720K
+7.2% 1yr
$500K
+6.8% 1yr
$620K
$580/wk
$490/wk
38
2.1%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +7.2% | +18.5% | +32.8% |
| Unit | +6.8% | +16.2% | +28.5% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Townhouse Yield
4.5%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Tahmoor at median house price
Save $26,930
+8% surcharge
$580/wk
Negatively geared
Reduces taxable income
~$297/week
Based on 6.6% 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)
$26,930
After-tax yield
2.56%
Weekly holding cost
$297/wk
10yr CGT (est.)
$118,685
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
38
$82K
per annum
68.0%
38.0%
28.0%
4.2%
32.0%
Dwelling Mix
Lifestyle & Community
8
6
1
80.0 km
Nearest Station: Tahmoor Station
Relaxed, family-friendly lifestyle with access to parks, sporting facilities, local shops, and community activities. Offers a good balance of suburban convenience and natural surroundings.
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Data sourced from multiple sources. Last updated 29 March 2026.