Brighton Le Sands NSW Property Investment
Bayside (NSW) · 2216 · Score: 63/100 · Hold
Brighton Le Sands Short-Term Rental (Airbnb) Market
Brighton Le Sands NSW Investment Brief
HOLD — 2.0% gross yield on a $2,095,000 median.
THE MARKET
Brighton Le Sands has compounded at 2.5%/yr over 5 years — a house that cost $1,851,675 in 2021 is worth $2,095,000 today. Properties are sitting on market for 124 days (buyers have negotiating room). At the same growth rate, today's median reaches $2,370,300 by 2031.
- Median house: $2,095,000 | Units: $1,310,000
- Gross yield: 2.0% | Net yield: 0.5%
- 5yr price CAGR: 2.5%/yr | 3yr forecast: 2.7%/yr
- Population: 28,027 | Owner-occupier rate: 55% | Affluence: High
- Supply pipeline: Moderate — Development activity consistent with long-term averages
RENTAL SNAPSHOT
- Vacancy: 1.6% (improving) | Rental demand: High
- Median weekly rent: $820/wk | Days on market: 124 (worsening)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $546/night | Occupancy: 40%
- Estimated annual STR gross: ~$79,789/yr
- vs long-term rent: $42,640/yr (+87% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Sydney Gateway (Under Construction)
- Sydney Metro City & Southwest (Operational)
- New Intercity Fleet (NSW Trains) (Under Delivery)
- WestConnex Motorway (Operational)
- Transport: Rockdale station 1.6km away
BULL CASE
If Brighton Le Sands maintains 3%+ annual growth and vacancy stays below 1.1%, median prices could reach $2,409,250 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Brighton Le Sands pull back 10-15% from $2,095,000, with vacancy rising to 2.9% and rental yields softening as tenants gain leverage.
KEY RISKS
- Premium price point limits buyer pool and increases interest rate sensitivity
COMPARABLE MARKETS
- Holroyd (NSW): $1,497,415 median, 2.5% yield, 4.2% 1yr growth
- Berala (NSW): $1,695,375 median, 2.3% yield, 5.1% 1yr growth
- Campsie (NSW): $1,865,686 median, 2.3% yield, 1.5% 1yr growth
THE PLAY
Brighton Le Sands 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: $1,885,500 – $2,304,500
- 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
low confidenceBasis: 5yr CAGR 2.5% + 10yr CAGR 4.9%
- +Low rental vacancy (1.6%) — constrained supply
- −Population decline (-0.0%/yr) — demand headwind
- −Slow market (124 days avg) — buyer hesitancy
- −High supply pipeline (4611 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
472
2020
1,069
2021
739
2022
804
2023
1,527
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2216
Decile 4 of 10 — Average
Population
28,027
Education (IEO)
8/10
Econ. Resources (IER)
2/10
10-Year Investment Projection
Modelled on Brighton Le Sands NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $820/wk median rent for Brighton Le Sands. 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.