Elizabeth Hills
Investment Score
72
/100
AI Intelligence Summary
Elizabeth Hills is a family-oriented suburb in south-western Sydney, located within the Campbelltown City Council area. Developed primarily in the 1990s, this culturally diverse community has experienced significant population growth and attracts first-home buyers and young families seeking affordable housing options. The suburb features predominantly detached housing with some townhouses and medium-density developments, supported by modern amenities including Elizabeth Hills Public School, local parks, shopping facilities, and proximity to Campbelltown Hospital. With good road access via Campbelltown Road and connections to the M5 Motorway, plus regular bus services, Elizabeth Hills offers practical transport links to employment centers. The area benefits from its proximity to Campbelltown CBD redevelopment projects and ongoing South West Sydney infrastructure improvements. Property values have shown steady growth over the past five years, supported by strong rental demand from families. The suburb's younger median age demographic, combined with its established community facilities and strategic location, positions it well for continued growth as Sydney's south-western corridor develops.
Strengths
- •Strong appeal to first-home buyers and young families due to relative affordability
- •Excellent road connectivity via M5 Motorway and Campbelltown Road
- •Established community amenities including schools, parks, and medical facilities
- •Steady property value growth over past five years with active rental market
Opportunities
- •Benefit from ongoing South West Sydney infrastructure development plans
- •Potential for improved public transport connections as the region grows
- •Proximity to Campbelltown CBD redevelopment creating employment opportunities
- •Growing demand for family-friendly suburbs driving continued property appreciation
Considerations
- •Limited public transport options with reliance on bus services rather than rail
- •Distance from Sydney CBD may limit employment accessibility for some residents
- •Potential for increased traffic congestion as the area continues to develop
- •Competition from other affordable suburbs in the south-western corridor
A decision, not just a search · Elizabeth Hills
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
+8.5% 1yr
$485K
+7.2% 1yr
$625K
$580/wk
$475/wk
32
2.1%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.5% | +35.8% |
| Unit | +7.2% | +19.8% | +31.5% |
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 Elizabeth Hills 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 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)
$26,930
After-tax yield
2.56%
Weekly holding cost
$297/wk
10yr CGT (est.)
$186,002
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
4,200
32
$68K
per annum
58.0%
32.0%
28.0%
6.2%
45.0%
Dwelling Mix
Lifestyle & Community
12
8
2
52.0 km
Nearest Station: Campbelltown Station
Suburban family lifestyle with access to parks, schools, shopping facilities, and community centers. Residents enjoy a balance of residential tranquility with convenient access to employment centers and urban amenities through good transport connections.
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Data sourced from multiple sources. Last updated 27 March 2026.