Belmore
Investment Score
76
/100
AI Intelligence Summary
Belmore is a diverse, multicultural suburb located 17km southwest of Sydney CBD in the Canterbury-Bankstown region. With a population of 8,500 and median age of 34, it attracts young families and professionals seeking affordable housing with excellent transport connectivity. The suburb features a mix of housing types, with 48% units/apartments and 45% separate houses, reflecting recent urban densification. Belmore Railway Station on the T3 Bankstown Line provides direct CBD access, though it's part of the Sydney Metro Southwest conversion project. The property market shows strong fundamentals with median house prices at $1.15M and units at $650K, delivering solid growth of 8.5% annually for houses and 9.2% for units. The community is culturally rich with 52% born overseas, featuring Lebanese, Vietnamese, and Greek populations. Investment appeal is strong with a score of 76, supported by good rental yields (3.8% houses, 4.9% units), low vacancy rates (2.1%), and high walkability (72/100). Challenges include moderate crime levels and average school ratings, but the suburb benefits from proximity to major shopping precincts in Lakemba and Campsie, recreational facilities at Belmore Sports Ground, and strong community networks.
Strengths
- •Excellent transport connectivity with direct train access to Sydney CBD via T3 Bankstown Line
- •Strong property market fundamentals with consistent growth and good rental yields
- •Highly walkable suburb with score of 72/100 and good local amenities
- •Culturally diverse community creating vibrant dining and shopping options
Opportunities
- •Sydney Metro Southwest conversion will enhance transport services and property values
- •Urban renewal initiatives in Canterbury-Bankstown corridor driving development
- •Growing multicultural food and retail scene attracting visitors and residents
- •Potential for further residential densification around transport nodes
Considerations
- •Moderate crime index of 35/100 requiring ongoing community safety initiatives
- •Average school ratings of 6/10 may limit appeal to education-focused families
- •Future transport disruptions during Sydney Metro conversion project
- •Higher density living may not suit all buyer preferences
A decision, not just a search · Belmore
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$1.15M
+8.5% 1yr
$700K
+7.2% 1yr
$950K
$850/wk
$660/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +45.0% |
| Unit | +7.2% | +18.5% | +38.0% |
Rental Yields
House Yield
3.8%
Unit Yield
4.9%
Townhouse Yield
4.2%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Belmore at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$850/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$520/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $10,740
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 9.0% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$46,280
After-tax yield
2.32%
Weekly holding cost
$520/wk
10yr CGT (est.)
$461,670
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
8,200
34
$68K
per annum
58.0%
32.0%
28.0%
6.2%
48.0%
Dwelling Mix
Lifestyle & Community
25
6
1
13.0 km
Nearest Station: Belmore Station
Urban convenience with multicultural dining, local parks, sports facilities, and easy access to larger shopping precincts in nearby Lakemba and Campsie.
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Data sourced from multiple sources. Last updated 11 April 2026.