Crows Nest
Investment Score
78
/100
AI Intelligence Summary
Crows Nest is a vibrant inner-city suburb on Sydney's Lower North Shore, positioned just 5.2km from the CBD. With a population of 4,200, it's a densely populated urban enclave dominated by modern apartments (68%) that attract young professionals and couples. The suburb has undergone significant transformation with the opening of Crows Nest Metro Station in 2024, dramatically improving connectivity and driving urban renewal. The demographic profile shows a highly educated population (48% university educated) with strong incomes (median $95,000) and a cosmopolitan mix (42% born overseas). Property values reflect its premium location, with median house prices at $2.15M and units at $820K. The area offers excellent walkability (88/100) with Willoughby Road forming a bustling commercial spine filled with cafes and restaurants. While family-friendly amenities are limited, the suburb excels as a lifestyle destination for professionals seeking urban convenience, strong transport links, and proximity to both the CBD and North Shore amenities.
Strengths
- •New Crows Nest Metro Station providing direct CBD connectivity
- •Premium Lower North Shore location with strong capital growth
- •Vibrant cafe and restaurant scene along Willoughby Road
- •High walkability score and urban convenience
Opportunities
- •Continued urban renewal around new metro station
- •Strong rental investment potential with 58% renter occupancy
- •Infrastructure improvements enhancing connectivity
- •Growing dining and entertainment precinct
Considerations
- •Limited local school options requiring access to nearby suburbs
- •High property prices creating affordability barriers
- •Apartment-dominated housing limiting family accommodation
- •Limited green space within suburb boundaries
A decision, not just a search · Crows Nest
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
$2.85M
+8.5% 1yr
$950K
+12.2% 1yr
$1.75M
$1,850/wk
$650/wk
28
1.8%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.3% | +35.8% |
| Unit | +12.2% | +28.5% | +42.1% |
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 Crows Nest 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.
$1850/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$1,446/week
Land Tax Exposure
~60% of median price
Annual: $10,260
Annual: $27,060
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)
$139,140
After-tax yield
1.95%
Weekly holding cost
$1446/wk
10yr CGT (est.)
$720,013
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
4,800
33
$95K
per annum
38.0%
58.0%
68.0%
3.2%
48.0%
Dwelling Mix
Lifestyle & Community
45
3
1
5.2 km
Nearest Station: Crows Nest Metro Station
Urban lifestyle with excellent dining, entertainment, and professional networking opportunities, complemented by easy access to harbourside recreation and CBD employment
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Data sourced from multiple sources. Last updated 11 April 2026.