Buxton
Investment Score
72
/100
AI Intelligence Summary
Buxton, NSW 2571, is a tranquil semi-rural suburb located approximately 70 km southwest of Sydney’s CBD. With a small population of around 850 residents, Buxton offers a peaceful, community-oriented lifestyle ideal for families and those seeking a quieter pace of life. The suburb is characterised by its spacious properties, leafy surrounds, and strong sense of safety, reflected in its high safety rating of 9.0/10. While the walkability score is low at 25.0/100, indicating a car-dependent lifestyle, residents benefit from the serenity and privacy that comes with larger blocks and less urban density. The property market in Buxton is robust, with a median house price of $1,350,000 and a median unit price of $850,000, positioning it as a premium option within the Wollondilly Shire. The area’s median income of $95,000 is above the national average, supporting the higher property values. Rental yields for houses sit at 2.8%, and the low vacancy rate of 1.2% suggests strong demand for rental properties, making Buxton attractive for investors seeking stable tenancies. The suburb’s investment score of 72.0/100 and growth potential of 75.0/100 further highlight its appeal for long-term capital appreciation. Families are drawn to Buxton for its safe environment and community feel, though the schools rating of 6.0/10 indicates room for improvement in educational facilities. The suburb’s distance from the CBD means residents enjoy a relaxed lifestyle away from city congestion, but it also means longer commutes and limited access to urban amenities. Despite these challenges, Buxton’s combination of safety, growth potential, and community spirit make it a compelling choice for homebuyers and investors alike.
Strengths
- •High safety rating, offering a secure environment for families
- •Strong sense of community with a small, close-knit population
- •Low vacancy rate, indicating strong rental demand
- •Above-average median income supporting property values
Opportunities
- •Potential for capital growth as demand for semi-rural living increases
- •Scope for development of local amenities and infrastructure
- •Appeal to investors seeking stable rental returns in a low-vacancy market
Considerations
- •Low walkability score, requiring reliance on private transport
- •Distance from Sydney CBD limits access to urban amenities and employment hubs
- •Moderate schools rating, with room for improvement in educational facilities
A decision, not just a search · Buxton
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
$1.35M
+8.2% 1yr
$850K
+6.5% 1yr
$750/wk
$520/wk
65
1.2%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +22.5% | +45.8% |
| Unit | +6.5% | +18.0% | +35.0% |
Rental Yields
House Yield
2.8%
Unit Yield
4.2%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Buxton 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.
$750/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$762/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $12,660
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 9.2% 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)
$56,640
After-tax yield
1.71%
Weekly holding cost
$762/wk
10yr CGT (est.)
$559,223
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
850
42
$95K
per annum
68.0%
48.0%
38.0%
4.2%
28.0%
Dwelling Mix
Lifestyle & Community
1
3
70.0 km
Nearest Station: Picton Station
Rural residential living with hobby farming, horse properties, and outdoor recreation
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Data sourced from multiple sources. Last updated 26 April 2026.