Leets Vale
Investment Score
72
/100
AI Intelligence Summary
Leets Vale, NSW 2756, is a picturesque suburb with a median house price of $900,000, offering a tranquil lifestyle for its 400 residents. The area boasts a high safety rating of 9/10, making it an attractive option for families and individuals seeking a secure environment. Although the walkability score is relatively low at 25/100, the suburb's natural beauty and proximity to outdoor recreational activities compensate for this. In terms of market position, Leets Vale is situated 65km from the CBD, which may deter some buyers, but its investment score of 72/100 and growth potential of 75/100 make it an appealing choice for investors. The rental yield for houses is 3.2%, and the vacancy rate is a low 1.8%, indicating a strong demand for rentals. With a median income of $95,000 and a schools rating of 6/10, Leets Vale presents a unique blend of lifestyle and investment opportunities. As the suburb continues to grow, it is likely to attract more families and professionals seeking a peaceful retreat from the city, driving up property values and rental yields. Overall, Leets Vale offers a compelling investment outlook, with its high growth potential, strong rental yields, and limited vacancies, making it an attractive option for investors and homebuyers alike.
Strengths
- •High safety rating of 9/10
- •Strong investment score of 72/100
- •High growth potential of 75/100
- •Low vacancy rate of 1.8%
Opportunities
- •Growing demand for rentals driven by low vacancy rate
- •Increasing property values due to high growth potential
- •Attracting families and professionals seeking a peaceful retreat
- •Potential for infrastructure development and improvement
Considerations
- •Low walkability score of 25/100
- •Distance from CBD at 65km
- •Limited schools rating of 6/10
- •Limited public transportation options
A decision, not just a search · Leets Vale
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
$900K
+4.2% 1yr
$550/wk
85
1.8%
65.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +18.5% | +35.2% |
Rental Yields
House Yield
3.2%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Leets Vale at median house price
Stamp Duty Estimate
Save $17,515
+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.
$550/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$477/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $8,340
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 7.0% 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)
$35,030
After-tax yield
1.95%
Weekly holding cost
$477/wk
10yr CGT (est.)
$224,011
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
400
43
$95K
per annum
68.0%
48.0%
38.0%
3.2%
24.0%
Dwelling Mix
Lifestyle & Community
2
65.0 km
Nearest Station: Richmond Station
Rural acreage living, horse riding, farming activities, peaceful country atmosphere
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Data sourced from multiple sources. Last updated 24 April 2026.