Illawong
Investment Score
78
/100
AI Intelligence Summary
Illawong is a prestigious residential suburb in the Sutherland Shire, located 26km south of Sydney CBD. Known for its family-friendly atmosphere, the suburb features predominantly detached homes on larger blocks with some townhouse developments. The area is characterized by its proximity to the Georges River, quality educational facilities, and abundant parkland including bushland reserves and walking trails. Residents enjoy access to major shopping centers like Menai Marketplace and Westfield Miranda, while maintaining a peaceful suburban lifestyle. The suburb attracts families seeking quality schools, recreational amenities, and a strong community environment. Property values reflect its premium positioning within the Sutherland Shire, with waterfront and elevated properties commanding significant premiums. The area is primarily car-dependent with bus connections to major transport hubs. Illawong offers an ideal balance of natural amenities, educational excellence, and suburban tranquility, making it highly sought after by established families and professionals seeking a premium lifestyle location within reasonable commuting distance of Sydney.
Strengths
- •Premium location within prestigious Sutherland Shire
- •Excellent school catchments and educational facilities
- •Abundant parkland and natural amenities along Georges River
- •Strong family-oriented community with active sporting clubs
Opportunities
- •Continued property value growth due to limited supply
- •Infrastructure improvements planned for Sutherland Shire
- •Growing demand for family-oriented suburbs
- •Potential for townhouse developments on larger blocks
Considerations
- •Limited public transport options requiring car dependency
- •Higher property prices limiting affordability
- •Limited apartment stock reducing housing diversity
- •Distance from Sydney CBD affecting commute times
A decision, not just a search · Illawong
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
$1.85M
+8.5% 1yr
$750K
+6.2% 1yr
$1.20M
$1,150/wk
$690/wk
32
1.8%
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
4.8%
Townhouse Yield
3.8%
Investment Scorecard
Demand/Supply Ratio: 2.10
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Illawong 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.
$1150/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$970/week
Land Tax Exposure
~60% of median price
Annual: $660
Annual: $17,460
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)
$84,140
After-tax yield
1.95%
Weekly holding cost
$970/wk
10yr CGT (est.)
$737,849
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
3,200
42
$125K
per annum
68.0%
52.0%
48.0%
3.2%
32.0%
Dwelling Mix
Lifestyle & Community
8
12
1
26.0 km
Nearest Station: Sutherland Station
Outdoor recreation focused with river access, bushwalking, sporting clubs, and family-friendly amenities in a prestigious suburban setting
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Data sourced from multiple sources. Last updated 27 March 2026.