Cabramatta West
Investment Score
72
/100
AI Intelligence Summary
Cabramatta West (2166) presents a compelling proposition for those seeking an affordable entry point into the Sydney property market, particularly for families and investors. With a median house price of $750,000 and units at $485,000, it offers significantly better value compared to many other Sydney suburbs. The suburb boasts a solid population of 8,500, contributing to a vibrant community feel. Its walkability score of 65.0, coupled with decent school (7.0/10) and safety ratings (7.0/10), indicates a liveable environment for residents. While a 32.0km distance to the CBD suggests a commute for city workers, the suburb's strong investment score (72.0/100) and impressive growth potential (75.0/100) highlight its appeal to those looking for capital appreciation. Investors will be particularly drawn to the healthy 4.8% rental yield for houses and a very low 1.8% vacancy rate, signalling strong tenant demand and stable rental income. The median income of $65,000 suggests a predominantly working-class demographic, further reinforcing the affordability and community-focused nature of Cabramatta West. This suburb is well-positioned for continued growth as Sydney's population expands and affordability remains a key driver for buyers and renters.
Strengths
- •Highly affordable median house and unit prices compared to wider Sydney.
- •Strong investment potential with high growth prospects and solid investment score.
- •Excellent rental market with a healthy 4.8% rental yield for houses and low 1.8% vacancy rate.
- •Decent walkability score, indicating convenient local amenities.
Opportunities
- •Capitalise on continued affordability-driven migration from inner Sydney.
- •Further development of local amenities and transport links to enhance liveability and appeal.
- •Attract first-home buyers and young families seeking value and community.
Considerations
- •Significant distance from the Sydney CBD may deter some commuters.
- •Median income suggests a more budget-conscious demographic, potentially limiting top-tier property demand.
- •Reliance on local infrastructure and services due to distance from major hubs.
A decision, not just a search · Cabramatta West
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
$750K
+4.2% 1yr
$485K
+3.8% 1yr
$650K
$690/wk
$485/wk
42
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +12.5% | +28.0% |
| Unit | +3.8% | +10.2% | +22.5% |
Rental Yields
House Yield
4.8%
Unit Yield
5.2%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Cabramatta West at median house price
Stamp Duty Estimate
Save $28,280
+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.
$690/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$257/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $6,900
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 5.6% 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)
$28,280
After-tax yield
2.93%
Weekly holding cost
$257/wk
10yr CGT (est.)
$113,973
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
8,500
32
$65K
per annum
68.0%
35.0%
28.0%
6.2%
58.0%
Dwelling Mix
Lifestyle & Community
25
6
1
32.0 km
Nearest Station: Cabramatta Station
Suburban family lifestyle with access to diverse dining, cultural festivals, local parks, and community facilities while maintaining proximity to urban amenities.
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Data sourced from multiple sources. Last updated 16 April 2026.