Pleasant Hills NSW Property Investment
Lockhart · 2658 · Score: 54/100 · Hold
Pleasant Hills Short-Term Rental (Airbnb) Market
Pleasant Hills NSW Investment Brief
HOLD — 9.0% gross yield on a $219,000 (pending peer validation) median.
THE MARKET
Pleasant Hills has compounded at 5.0%/yr over 5 years. Median sits in the $219,000 (pending peer validation) band today. Properties are sitting on market for 199 days (buyers have negotiating room).
- Median house: $219,000 (pending peer validation) | Units: $0
- Gross yield: 9.0% | Net yield: 7.5%
- 5yr price CAGR: 5.0%/yr | 3yr forecast: 4.5%/yr
- Population: 127 | Owner-occupier rate: 75% | Affluence: Below Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $380/wk | Days on market: 199 (worsening)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $443/night | Occupancy: 40%
- Estimated annual STR gross: ~$64,696/yr
- vs long-term rent: $19,760/yr (+227% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Henty station 21.3km away
BULL CASE
If Pleasant Hills maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $251,850 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Pleasant Hills pull back 10-15% from $219,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Barmedman (NSW): $245,438 median, 4.0% yield, 8.0% 1yr growth
- Lightning Ridge (NSW): $230,019 median, 6.8% yield, 40.4% 1yr growth
- White Cliffs (NSW): $189,000 median, 3.3% yield, 0.0% 1yr growth
THE PLAY
Pleasant Hills offers balanced fundamentals but does not present an urgent buying signal. The market is in a cooling 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 9.5%.
- Entry range: $197,100 – $240,900
- Minimum gross yield to target: 9.3%
- 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 5.0% + 10yr CAGR 6.5%
- −Slow market (199 days avg) — buyer hesitancy
- −Moderate supply pipeline (55 approvals)
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
8
2020
10
2021
17
2022
14
2023
6
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2658
Decile 3 of 10 — High disadvantage
Population
1,488
Education (IEO)
4/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Pleasant Hills NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $380/wk median rent for Pleasant Hills. 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 Pleasant Hills
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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.