Lugarno
Investment Score
75
/100
AI Intelligence Summary
Lugarno (2210, NSW) is a tightly held, family-oriented riverside suburb that sits in the upper-middle segment of Sydney’s south-eastern market. With a median house price of $1,350,000 and a median unit price of $680,000, it offers a premium suburban lifestyle without reaching the pricing extremes of closer-in inner-city locations. The suburb’s appeal is driven by its strong safety rating, solid school performance, and relatively low-density feel, making it attractive to established families, upsizers, and owner-occupiers seeking a quieter environment within 23km of the Sydney CBD. While walkability is moderate at 55/100, Lugarno’s lifestyle is less about transit-oriented convenience and more about space, privacy, and access to local amenities, parkland, and the Georges River setting. With a median income of $95,000 and a population of just 3,200, the area has a small-community character that typically supports stable demand and low turnover. From an investment perspective, Lugarno presents a balanced profile: an investment score of 75/100 and growth potential of 72/100 suggest reasonable long-term capital growth prospects, supported by limited supply and ongoing family demand. The rental market is also favourable, with a low vacancy rate of 1.8% indicating healthy occupancy and consistent tenant competition. However, the house rental yield of 3.2% is modest, so the suburb is better suited to investors who prioritise capital preservation and gradual growth over high immediate cash flow. Overall, Lugarno stands out as a quality lifestyle suburb with dependable fundamentals, where buyers are paying for livability, safety, and location rather than strong yield. It remains a sensible choice for those seeking a resilient blue-chip style market with steady long-term upside rather than rapid speculative gains.
Strengths
- •Strong family appeal with a quiet, residential character
- •High safety rating of 8/10 supports owner-occupier demand
- •Good school rating of 7/10 enhances long-term desirability
- •Close enough to Sydney CBD at 23km to remain accessible
Opportunities
- •Potential for steady capital growth driven by scarce supply and family demand
- •Attractive option for upsizers seeking a safer, established suburb near Sydney
- •Strong rental occupancy prospects due to low vacancy and stable tenant interest
- •Units may offer a more accessible entry point into the suburb
Considerations
- •House prices are already elevated, limiting entry affordability
- •Rental yield of 3.2% is relatively modest for income-focused investors
- •Walkability score of 55/100 suggests dependence on cars for convenience
A decision, not just a search · Lugarno
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
$1.35M
+8.5% 1yr
$680K
+6.2% 1yr
$950K
$850/wk
$580/wk
35
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +35.0% |
| Unit | +6.2% | +18.5% | +28.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.5%
Townhouse Yield
3.8%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Lugarno 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.
$850/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$701/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $12,660
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)
$56,640
After-tax yield
1.95%
Weekly holding cost
$701/wk
10yr CGT (est.)
$330,094
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
$95K
per annum
68.0%
45.0%
42.0%
4.2%
35.0%
Dwelling Mix
Lifestyle & Community
8
4
23.0 km
Nearest Station: Hurstville Station
Relaxed waterside living with boating, fishing, parkland recreation, and family-oriented activities in a quiet residential setting.
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Data sourced from multiple sources. Last updated 27 April 2026.