Hazelbrook
Investment Score
74
/100
AI Intelligence Summary
Hazelbrook, nestled in the picturesque Blue Mountains of NSW, offers a compelling blend of tranquil semi-rural living and promising investment potential. With a median house price of $875,000, it sits at an accessible entry point for those seeking a tree-change lifestyle without being prohibitively expensive. The median unit price of $520,000 presents an even more affordable option, catering to a broader range of buyers. The suburb's population of 1,850 fosters a close-knit community feel, appealing to families and individuals looking for a slower pace of life away from the urban hustle. Demographically, Hazelbrook boasts a solid average income of $85,000, indicating a stable and financially capable resident base. While its walkability score of 35.0/100 suggests a car-dependent lifestyle, this is typical for many regional and semi-rural areas, where larger land sizes and a focus on nature are primary draws. The school rating of 6.0/10 indicates reasonable educational facilities, and an impressive safety score of 8.0/10 provides significant peace of mind for residents. From an investment perspective, Hazelbrook shines with an Investment Score of 74.0/100 and a Growth Score of 76.0/100, highlighting its strong potential for capital appreciation. A rental yield of 3.2% offers a respectable return for investors, while a low vacancy rate of 2.8% indicates strong tenant demand and a stable rental market. Its distance of 75.0km from the Sydney CBD positions it as a viable option for those willing to commute for work or seeking a weekend escape, further contributing to its appeal and long-term value.
Strengths
- •Strong capital growth potential (Growth 76.0/100)
- •High safety rating (8.0/10) fostering a secure community
- •Attractive semi-rural lifestyle in the Blue Mountains
- •Stable rental market with low vacancy (2.8%)
Opportunities
- •Continued demand for tree-change properties driving capital appreciation
- •Potential for infrastructure improvements as the Blue Mountains region grows
- •Attracting a demographic seeking a balance of nature, community, and affordability
Considerations
- •Limited walkability (35.0/100) necessitates car dependence
- •Distance from Sydney CBD (75.0km) may be a commute factor for some
- •Average school rating (6.0/10) may not appeal to all families
A decision, not just a search · Hazelbrook
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
$875K
+8.5% 1yr
$520K
+6.2% 1yr
$540/wk
$410/wk
45
2.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +45.0% |
| Unit | +6.2% | +18.5% | +38.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Hazelbrook at median house price
Stamp Duty Estimate
Save $21,191
+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.
$540/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$461/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $8,100
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 9.0% 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)
$33,905
After-tax yield
1.95%
Weekly holding cost
$461/wk
10yr CGT (est.)
$351,923
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
1,850
47
$85K
per annum
68.0%
48.0%
42.0%
4.2%
28.0%
Dwelling Mix
Lifestyle & Community
3
8
75.0 km
Nearest Station: Hazelbrook Railway Station
Outdoor-focused lifestyle with bushwalking, nature appreciation, community events, and peaceful mountain living while maintaining Sydney connectivity.
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Data sourced from multiple sources. Last updated 21 April 2026.