Flemington
Investment Score
78
/100
AI Intelligence Summary
Flemington, NSW 2140 is a strategically located Inner West suburb approximately 15km west of Sydney CBD, experiencing significant urban renewal and transformation. The suburb benefits from excellent connectivity to Sydney Olympic Park, major transport links via Parramatta Road and M4 access, plus proximity to Lidcombe and Strathfield railway stations. Known for the famous Flemington Markets, the area offers multicultural dining and fresh produce experiences. The demographic profile includes diverse ethnic communities with a mix of young professionals, families, and investors attracted by more affordable housing options compared to nearby suburbs like Homebush and Rhodes. Recent apartment developments have increased housing supply, making it popular with first home buyers. The suburb features good access to Parramatta River parklands and benefits from ongoing infrastructure improvements as part of the broader Sydney Olympic Park precinct development. While local school options are limited, residents easily access quality education in nearby areas. The property market has shown strong growth driven by transport connectivity and proximity to major employment hubs, with both houses and units performing well for investors seeking rental yields and capital growth potential.
Strengths
- •Excellent transport connectivity with bus services and proximity to major train stations
- •Strategic location near Sydney Olympic Park and 15km from CBD
- •Famous Flemington Markets providing unique weekend destination appeal
- •Strong multicultural community and diverse dining options
Opportunities
- •Continued urban renewal and development potential
- •Growing appeal to first home buyers and young professionals
- •Infrastructure improvements from Sydney Olympic Park precinct development
- •Potential for mixed-use developments along transport corridors
Considerations
- •Limited local school options requiring travel to nearby suburbs
- •Potential traffic congestion on major arterial roads
- •Industrial character in some areas may limit residential appeal
- •Competition from nearby established suburbs for amenities
A decision, not just a search · Flemington
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
$1.25M
+8.5% 1yr
$680K
+7.8% 1yr
$950K
$920/wk
$600/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +24.2% | +42.8% |
| Unit | +7.8% | +22.5% | +38.6% |
Rental Yields
House Yield
3.8%
Unit Yield
4.6%
Townhouse Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Flemington 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.
$920/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$568/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $11,700
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 8.6% 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)
$51,140
After-tax yield
2.32%
Weekly holding cost
$568/wk
10yr CGT (est.)
$455,648
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
34
$78K
per annum
58.0%
45.0%
42.0%
4.2%
48.0%
Dwelling Mix
Lifestyle & Community
25
8
1
15.0 km
Nearest Station: Lidcombe Station
Active lifestyle with access to Parramatta River parklands, weekend markets, diverse dining options, and proximity to major sporting and entertainment venues at Sydney Olympic Park.
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Data sourced from multiple sources. Last updated 27 March 2026.