Cranebrook
Investment Score
72
/100
AI Intelligence Summary
Cranebrook (2749) presents as a practical and increasingly appealing Western Sydney suburb with a solid balance of affordability, family livability and investment fundamentals. With a median house price of $720,000 and a median unit price of $485,000, it sits below the broader Sydney market, which makes it attractive to first-home buyers, upgraders and investors seeking more accessible entry points without leaving Greater Sydney. The population of 8,500 gives the suburb a community feel rather than a high-density urban character, while a median income of $78,000 suggests a stable local buyer and renter base. Lifestyle-wise, Cranebrook offers decent everyday convenience rather than inner-city walkability, reflected in its 55/100 walkability score, but it compensates with family-friendly appeal, a safety rating of 7/10 and a respectable schools rating of 7/10, all of which support demand from households prioritising space and practicality. From an investment perspective, the suburb scores well with an investment score of 72/100 and growth potential of 75/100, indicating room for capital appreciation as infrastructure, population growth and broader Western Sydney demand continue to support the area. The 4.2% house rental yield is healthy by Sydney standards and, combined with a low vacancy rate of 2.1%, points to strong rental demand and relatively limited oversupply. At 55km from the Sydney CBD, Cranebrook is not a commuter hotspot for everyone, but it remains viable for tenants and buyers who value affordability and access to the wider Penrith and Western Sydney region. Overall, Cranebrook offers a balanced proposition: a family-oriented suburban market with good tenant fundamentals, moderate lifestyle appeal and credible long-term investment potential, particularly for buyers looking for value and dependable rental performance rather than premium inner-ring growth.
Strengths
- •Affordable entry price relative to greater Sydney
- •Strong rental demand supported by a 2.1% vacancy rate
- •Healthy house yield of 4.2% for investors
- •Good growth potential at 75/100
Opportunities
- •Value-driven capital growth as Western Sydney continues expanding
- •Strong appeal to first-home buyers seeking lower-priced Sydney stock
- •Rental portfolio growth from reliable tenant demand and low vacancy
- •Potential upside from local infrastructure and amenity improvements
Considerations
- •55km distance to Sydney CBD limits appeal for daily city commuters
- •Walkability score of 55/100 means residents rely more on cars
- •Lifestyle offering is more suburban than high amenity or urban
A decision, not just a search · Cranebrook
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
$720K
+4.2% 1yr
$485K
+3.8% 1yr
$620K
$580/wk
$475/wk
35
2.1%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +18.5% | +32.8% |
| Unit | +3.8% | +16.2% | +28.5% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Townhouse Yield
4.5%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Cranebrook at median house price
Stamp Duty Estimate
Save $26,930
+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.
$580/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$297/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $6,612
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 6.6% 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)
$26,930
After-tax yield
2.56%
Weekly holding cost
$297/wk
10yr CGT (est.)
$155,388
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
34
$78K
per annum
58.0%
32.0%
28.0%
6.2%
35.0%
Dwelling Mix
Lifestyle & Community
12
8
1
55.0 km
Nearest Station: Penrith Station
Outdoor recreation focused with river access, family-friendly parks, local sporting clubs, and community events. Quiet suburban lifestyle with good access to regional amenities.
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Data sourced from multiple sources. Last updated 27 April 2026.