North Richmond NSW Property Investment
Hawkesbury · 2754 · Score: 67/100 · Buy
North Richmond Short-Term Rental (Airbnb) Market
North Richmond NSW Investment Brief
BUY — 3.3% gross yield on a $900,000–$1,204,901 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
North Richmond has compounded at 3.0%/yr over 5 years. Median sits in the $900,000–$1,204,901 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 66 days (buyers have negotiating room).
- Median house: $900,000–$1,204,901 (sources disagree, range shown — do NOT quote a single number) | Units: $873,692
- Gross yield: 3.3% | Net yield: 1.8%
- 5yr price CAGR: 3.0%/yr | 3yr forecast: 13.5%/yr
- Population: 6,358 | Owner-occupier rate: 69% | Affluence: High
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 2.3% (improving) | Rental demand: High
- Median weekly rent: $720/wk | Days on market: 66 (worsening)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $686/night | Occupancy: 40%
- Estimated annual STR gross: ~$100,174/yr
- vs long-term rent: $37,440/yr (+168% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If North Richmond maintains 4%+ annual growth and vacancy stays below 1.6%, median prices could reach $1,320,903 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in North Richmond pull back 10-15% from $1,148,611, with vacancy rising to 4.1% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Lake Illawarra (NSW): $982,570 median, 3.4% yield, 10.6% 1yr growth
- Blackett (NSW): $920,447 median, 2.9% yield, 9.7% 1yr growth
- Macquarie Fields (NSW): $1,027,033 median, 3.1% yield, 7.6% 1yr growth
THE PLAY
North Richmond presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.3% and prioritise properties with value-add potential. Consider timing entry around the current recovery phase of the market cycle.
- Entry range: $1,033,750 – $1,263,472
- 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
low confidenceBasis: 5yr CAGR 3.0% + 10yr CAGR 7.8%
- +Strong population growth (4.4%/yr) driving demand
- +Low rental vacancy (2.3%) — constrained supply
- −Slow market (66 days avg) — buyer hesitancy
- −High supply pipeline (1493 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
257
2020
325
2021
221
2022
335
2023
355
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2754
Decile 7 of 10 — Average
Population
7,065
Education (IEO)
6/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on North Richmond NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $720/wk median rent for North Richmond. 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.