Lilli Pilli NSW Property Investment
Sutherland · 2229 · Score: 61/100 · Hold
Lilli Pilli Short-Term Rental (Airbnb) Market
Lilli Pilli NSW Investment Brief
HOLD — 2.7% gross yield on a $2,816,087 (single source — OnTheHouse only, no peer to validate) median.
THE MARKET
Lilli Pilli has compounded at 1.7%/yr over 5 years. Median sits in the $2,816,087 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 58 days (buyers have negotiating room).
- Median house: $2,816,087 (single source — OnTheHouse only, no peer to validate) | Units: $1,833,247
- Gross yield: 2.7% | Net yield: 1.2%
- 5yr price CAGR: 1.7%/yr | 3yr forecast: 9.5%/yr
- Population: 30,943 | Owner-occupier rate: 74% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $1,460/wk | Days on market: 58 (worsening)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $736/night | Occupancy: 40%
- Estimated annual STR gross: ~$107,383/yr
- vs long-term rent: $75,920/yr (+41% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Bomaderry station 9.3km away
BULL CASE
If Lilli Pilli maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $3,238,500 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Lilli Pilli pull back 10-15% from $2,816,087, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Premium price point limits buyer pool and increases interest rate sensitivity
- - Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Pinkett (NSW): $2,650,000 median, 0.8% yield, 0.0% 1yr growth
- Lovedale (NSW): $2,022,982 median, 1.4% yield, 14.6% 1yr growth
- New Mexico (NSW): $3,120,000 median, 0.7% yield, 0.0% 1yr growth
THE PLAY
Lilli Pilli offers balanced fundamentals but does not present an urgent buying signal. The market is in a recovery phase with moderate 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: $2,534,478 – $3,097,696
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping 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
high confidenceBasis: 5yr CAGR 8.9% + 10yr CAGR 4.7%
- −High supply pipeline (5667 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
1,113
2020
1,488
2021
1,323
2022
998
2023
745
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2229
Decile 9 of 10 — Low disadvantage
Population
30,943
Education (IEO)
9/10
Econ. Resources (IER)
9/10
10-Year Investment Projection
Modelled on Lilli Pilli NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $1460/wk median rent for Lilli Pilli. 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.
Analyse a Property in Lilli Pilli
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Lilli Pilli.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.