Mount Annan
Investment Score
78
/100
AI Intelligence Summary
Mount Annan is a well-established family-oriented suburb in Sydney's south-west, located 55km from the CBD in the Camden Local Government Area. With a population of 15,200 and median age of 34, it attracts young professionals and growing families seeking affordable housing with space. The suburb is anchored by the renowned Australian Botanic Garden Mount Annan, providing exceptional recreational amenities. Housing is predominantly detached homes on generous 650sqm blocks, with median house prices at $875,000 representing strong value compared to Sydney's broader market. The area has experienced solid capital growth of 35.8% over five years, driven by new housing developments and infrastructure improvements. While public transport options are limited, requiring reliance on private vehicles, the suburb offers excellent schools, low crime rates, and strong community facilities. Mount Annan represents an attractive proposition for families prioritizing space, affordability, and lifestyle amenities over proximity to the CBD.
Strengths
- •Home to Australian Botanic Garden Mount Annan - major recreational asset
- •Strong family-friendly environment with excellent schools and low crime
- •Affordable housing market with generous land sizes averaging 650sqm
- •Solid capital growth track record with 35.8% growth over 5 years
Opportunities
- •Continued population growth in South West Growth Area
- •Potential future rail infrastructure improvements
- •New housing developments expanding supply and amenities
- •Growing employment opportunities in Macarthur region
Considerations
- •Limited public transport options requiring car dependency
- •Distance from Sydney CBD at 55km limiting employment accessibility
- •Relatively new suburb with limited established character
- •Higher reliance on private vehicle transport increases living costs
A decision, not just a search · Mount Annan
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
+7.2% 1yr
$650K
+5.8% 1yr
$750K
$650/wk
$550/wk
28
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +7.2% | +18.5% | +35.8% |
| Unit | +5.8% | +15.2% | +28.5% |
Rental Yields
House Yield
3.8%
Unit Yield
4.5%
Townhouse Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Mount Annan 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.
$650/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$394/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 7.2% 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)
$33,905
After-tax yield
2.32%
Weekly holding cost
$394/wk
10yr CGT (est.)
$225,457
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
15,200
34
$95K
per annum
68.0%
45.0%
38.0%
4.2%
32.0%
Dwelling Mix
Lifestyle & Community
25
12
1
55.0 km
Nearest Station: Campbelltown Station
Family-oriented lifestyle with extensive parks, sporting facilities, quality schools, and the renowned botanic garden providing exceptional recreational opportunities for all ages.
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Data sourced from multiple sources. Last updated 11 April 2026.