Ultimo
Investment Score
78
/100
AI Intelligence Summary
Ultimo is a vibrant inner-city suburb located just 2km southwest of Sydney CBD, renowned for its educational institutions and modern urban living. Home to the University of Technology Sydney (UTS) main campus and TAFE NSW Ultimo, the suburb attracts a diverse mix of students, young professionals, and academics. The area has undergone significant urban renewal with high-density residential developments dominating the landscape. Ultimo offers excellent connectivity via light rail and proximity to Central Station, making it highly accessible to the CBD and broader Sydney. The suburb features cultural attractions like the former Powerhouse Museum site, green spaces including Tumbalong Park and the Chinese Garden of Friendship, and waterfront recreation at Pyrmont Bay Park. With limited local retail, residents typically access shopping and dining in nearby Haymarket and the CBD. The property market is predominantly apartment-focused with strong rental demand driven by the educational institutions and CBD proximity. Ultimo represents modern urban living with a strong student and professional demographic, supported by excellent infrastructure and ongoing development projects that continue to enhance its appeal as a central Sydney location.
Strengths
- •Prime location just 2km from Sydney CBD with excellent connectivity
- •Home to major educational institutions UTS and TAFE NSW creating consistent demand
- •Excellent public transport including light rail and proximity to Central Station
- •Significant urban renewal and modern high-density developments
Opportunities
- •Sydney Metro West development will further enhance connectivity
- •Ongoing urban renewal projects improving streetscapes and amenities
- •Growing demand for inner-city living driving property values
- •Potential for mixed-use developments combining retail and residential
Considerations
- •Limited local shopping and dining options requiring travel to nearby areas
- •High density living with potential noise and congestion issues
- •Property market heavily dependent on student accommodation cycles
- •Limited house stock with predominantly apartment living
Property Market
$1.85M
+8.5% 1yr
$750K
+6.8% 1yr
$1.20M
$1,150/wk
$680/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +25.2% | +45.8% |
| Unit | +6.8% | +18.4% | +32.6% |
Rental Yields
House Yield
3.2%
Unit Yield
4.8%
Townhouse Yield
3.8%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Ultimo at median house price
+8% surcharge
$1150/wk
Negatively geared
Reduces taxable income
~$970/week
Based on 9.2% 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)
$84,140
After-tax yield
1.95%
Weekly holding cost
$970/wk
10yr CGT (est.)
$487,685
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
28
$85K
per annum
35.0%
58.0%
68.0%
4.2%
52.0%
Dwelling Mix
Lifestyle & Community
25
4
2
2.0 km
Nearest Station: Central Station
Urban living with easy access to CBD employment, cultural attractions, waterfront parks, and educational facilities. Limited local retail but excellent access to broader Sydney amenities.
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Data sourced from multiple sources. Last updated 29 March 2026.