Earlwood
Investment Score
75
/100
AI Intelligence Summary
Earlwood presents as a well-established inner-west suburb located just 12km from Sydney's CBD, offering a compelling blend of family-friendly amenities and solid investment fundamentals. With a median house price of $1,450,000 and units at $750,000, the suburb positions itself in the mid-to-upper market segment, attracting predominantly families and professionals seeking a balanced lifestyle. The area's strong walkability score of 72/100 reflects its excellent local infrastructure, with Earlwood's commercial precinct along Homer Street providing convenient access to cafes, restaurants, and essential services. The population of 8,200 enjoys a safe, community-oriented environment, evidenced by an impressive safety rating of 8.0/10. Educational facilities score a respectable 7.0/10, making it attractive to families prioritizing schooling options. From an investment perspective, Earlwood demonstrates robust fundamentals with an investment score of 75/100 and growth potential of 72/100. The exceptionally low vacancy rate of 1.8% indicates strong rental demand, though the rental yield of 3.2% for houses suggests this is more of a capital growth play than a cash flow investment. The median household income of $82,000 reflects a stable, middle-income demographic. Earlwood's proximity to the CBD, combined with access to parks along the Cooks River and multicultural dining options, creates an appealing lifestyle proposition. The suburb's Greek and Italian heritage adds cultural richness, while recent gentrification has introduced modern cafes and boutiques. For investors and owner-occupiers alike, Earlwood offers a relatively affordable entry point into Sydney's tightly-held inner-west market, with solid infrastructure and community amenities supporting long-term value retention and moderate growth prospects.
Strengths
- •Exceptional safety rating of 8.0/10 providing peace of mind for families and residents
- •Strong investment fundamentals with 75/100 investment score and 72/100 growth potential
- •Very low vacancy rate of 1.8% indicating consistent rental demand and market stability
- •High walkability score of 72/100 with excellent local amenities and Homer Street shopping precinct
Opportunities
- •Unit market at $750,000 offers accessible entry point for investors and downsizers
- •Ongoing inner-west gentrification trend likely to drive amenity improvements and capital growth
- •Proximity to Cooks River cycleway and parklands appeals to health-conscious buyers seeking lifestyle amenities
- •Low vacancy rate and strong rental demand support potential for dual-income investment strategies
Considerations
- •Rental yield of 3.2% for houses is below Sydney average, limiting cash flow for investors
- •Median house price of $1,450,000 may stretch affordability for first-home buyers
- •Limited public transport options compared to neighbouring suburbs with train stations
- •Median income of $82,000 suggests moderate purchasing power that may constrain price growth
A decision, not just a search · Earlwood
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
$1.45M
+8.5% 1yr
$750K
+6.2% 1yr
$1.10M
$900/wk
$600/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +35.0% |
| Unit | +6.2% | +18.5% | +28.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.5%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Earlwood 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.
$900/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$761/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 7.0% 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
$761/wk
10yr CGT (est.)
$353,895
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
8,200
38
$82K
per annum
68.0%
42.0%
35.0%
4.2%
48.0%
Dwelling Mix
Lifestyle & Community
25
8
1
12.0 km
Nearest Station: Tempe Station
Family-friendly suburban lifestyle with excellent parks, recreational facilities, local shopping, and easy access to both city amenities and natural spaces along the Cooks River.
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Data sourced from multiple sources. Last updated 15 April 2026.