Carss Park
Investment Score
78
/100
AI Intelligence Summary
Carss Park is a picturesque waterside suburb in the St George region, located 18km south of Sydney CBD. Known for its family-friendly atmosphere and proximity to Kogarah Bay, the suburb features the popular Carss Park recreational area with picnic facilities and playgrounds. The area is predominantly residential with detached houses on larger blocks, attracting established families and young professionals seeking a quieter lifestyle while maintaining reasonable access to Sydney. Property values are supported by the waterfront location, with water-view and waterfront homes commanding premium prices. The suburb benefits from quality schools in the catchment area, good access to Kogarah town centre for shopping and services, and active community groups. Transport connectivity includes regular bus services and proximity to Kogarah and Carlton train stations. The stable, mature community demographic and limited development opportunities contribute to steady property growth in line with broader St George region trends.
Strengths
- •Scenic waterfront location on Kogarah Bay with recreational facilities
- •Family-friendly community with quality schools and low crime
- •Larger residential blocks compared to inner Sydney suburbs
- •Strong community spirit with active local groups and sporting clubs
Opportunities
- •Growing demand for family-friendly waterside suburbs
- •Potential for property value growth as Sydney expands southward
- •Infrastructure improvements in broader St George region
- •Increasing appeal of larger blocks as density increases elsewhere
Considerations
- •Limited public transport options requiring bus connections to train stations
- •Restricted development opportunities due to established residential character
- •Distance from Sydney CBD may deter some buyers
- •Limited local commercial and dining options
Property Market
$1.45M
+5.2% 1yr
$750K
+4.1% 1yr
$980K
$890/wk
$695/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +5.2% | +18.5% | +35.8% |
| Unit | +4.1% | +15.2% | +28.4% |
Rental Yields
House Yield
3.2%
Unit Yield
4.8%
Townhouse Yield
3.8%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Carss Park 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.
$890/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$767/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $13,620
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 7.2% 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)
$62,140
After-tax yield
1.95%
Weekly holding cost
$767/wk
10yr CGT (est.)
$370,641
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
2,800
41
$95K
per annum
68.0%
48.0%
38.0%
4.2%
32.0%
Dwelling Mix
Lifestyle & Community
12
8
2
18.0 km
Nearest Station: Kogarah Station
Relaxed waterside living with picnicking, water sports, community events, and easy access to parks and recreational facilities along Kogarah Bay.
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Data sourced from multiple sources. Last updated 27 March 2026.