Kellyville
Investment Score
78
/100
AI Intelligence Summary
Kellyville, NSW 2155 is a thriving family-oriented suburb in Sydney's Hills District that has transformed into one of the region's most sought-after residential areas. With a population of 12,500 and median age of 34, it attracts young professionals and growing families seeking quality lifestyle in a well-connected location. The suburb benefits from excellent infrastructure including the Sydney Metro Northwest line via Kellyville Station (opened 2019), providing direct CBD access in under 45 minutes. Property values have shown strong growth with median house prices at $1.45M, supported by high-quality schools, modern amenities, and ongoing development. The community is culturally diverse with 45% born overseas, predominantly professionals (52%) with university education (48%). Key amenities include Kellyville Ridge Shopping Centre, Bernie Mullane Sports Complex, and proximity to Rouse Hill Town Centre. The suburb maintains a family-friendly character with 68% family households and strong safety ratings, while offering excellent investment potential through consistent capital growth and low vacancy rates.
Strengths
- •Direct rail connection to Sydney CBD via Metro Northwest
- •High-quality public and private schools with 8/10 rating
- •Strong family demographic with 68% family households
- •Excellent capital growth of 45.8% over 5 years
Opportunities
- •Continued population growth driving housing demand
- •Infrastructure improvements enhancing connectivity
- •New housing developments expanding supply
- •Growing commercial precincts creating local employment
Considerations
- •High property prices limiting affordability for first-home buyers
- •Limited public transport options beyond train line
- •Moderate walkability score requiring car dependency
- •Relatively high distance to beaches (45km)
A decision, not just a search · Kellyville
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
$680K
+6.2% 1yr
$950K
$900/wk
$540/wk
28
1.8%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.8% |
| Unit | +6.2% | +22.5% | +38.4% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.5%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Kellyville 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 9.2% 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)
$62,140
After-tax yield
1.95%
Weekly holding cost
$761/wk
10yr CGT (est.)
$599,996
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
12,500
34
$95K
per annum
68.0%
52.0%
48.0%
3.2%
45.0%
Dwelling Mix
Lifestyle & Community
25
8
2
38.0 km
Nearest Station: Kellyville Station
Suburban family lifestyle with access to quality schools, parks, shopping centres, and recreational facilities
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Data sourced from multiple sources. Last updated 11 April 2026.