Belmore NSW Property Investment
Canterbury-Bankstown · 2192 · Score: 62/100 · Hold
Belmore Short-Term Rental (Airbnb) Market
Belmore NSW Investment Brief
HOLD — 2.6% gross yield on a $1,766,597 median.
THE MARKET
Median house price in Belmore sits at $1,766,597 with 41 days on market and a 1.6% vacancy rate. This is a tight rental market right now.
- Median house: $1,766,597 | Units: $708,574
- Gross yield: 2.6% | Net yield: 1.1%
- 5yr price CAGR: -0.3%/yr | 3yr forecast: 13.5%/yr
- Population: 13,781 | Owner-occupier rate: 53% | Affluence: Above Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 1.6% (improving) | Rental demand: High
- Median weekly rent: $890/wk | Days on market: 41 (stable)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $426/night | Occupancy: 40%
- Estimated annual STR gross: ~$62,178/yr
- vs long-term rent: $46,280/yr (+34% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Sydney Metro City & Southwest (Operational)
- Sydney Gateway (Under Construction)
- WestConnex Motorway (Operational)
- New Intercity Fleet (NSW Trains) (Under Delivery)
- Transport: Belmore station 0.2km away
BULL CASE
If Belmore maintains 3%+ annual growth and vacancy stays below 1.1%, median prices could reach $2,031,587 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Belmore pull back 10-15% from $1,766,597, with vacancy rising to 2.9% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Canley Vale (NSW): $1,345,042 median, 2.7% yield, 30.0% 1yr growth
- Holroyd (NSW): $1,497,415 median, 2.5% yield, 4.2% 1yr growth
- Fairfield West (NSW): $1,296,550 median, 2.7% yield, 7.1% 1yr growth
THE PLAY
Belmore offers balanced fundamentals but does not present an urgent buying signal. The market is in a recovery phase with low vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.0%.
- Entry range: $1,589,937 – $1,943,257
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy staying below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
medium confidenceBasis: 3yr growth 13.6% (discounted)
- +Above-average population growth (1.6%/yr)
- +Low rental vacancy (1.6%) — constrained supply
- +Premium transport infrastructure — supports long-term capital growth
- −High supply pipeline (9190 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
2,412
2020
1,873
2021
1,985
2022
1,502
2023
1,418
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2192
Decile 2 of 10 — High disadvantage
Population
13,781
Education (IEO)
6/10
Econ. Resources (IER)
1/10
10-Year Investment Projection
Modelled on Belmore NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $890/wk median rent for Belmore. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.