North Kellyville
Investment Score
78
/100
AI Intelligence Summary
North Kellyville is a highly sought-after suburb in NSW, offering a unique blend of lifestyle and investment opportunities. With a median house price of $1,450,000 and a median unit price of $680,000, the suburb is positioned at the higher end of the market. The population of 12,500 enjoys a high median income of $115,000, reflecting the area's desirability and quality of life. The walkability score of 65.0/100 indicates a moderate level of pedestrian-friendly infrastructure, while the excellent schools rating of 8.0/10 and safety rating of 9.0/10 make it an attractive choice for families. Although the distance to the CBD is 42.0km, the suburb's investment score of 78.0/100 and growth potential of 82.0/100 suggest a strong outlook for property values. The rental yield for houses is 3.2%, and the low vacancy rate of 1.8% indicates a competitive rental market. Overall, North Kellyville presents a compelling opportunity for investors and homebuyers seeking a high-quality lifestyle and potential long-term capital growth.
Strengths
- •High median income and quality of life
- •Excellent schools and safety ratings
- •Strong investment score and growth potential
- •Low vacancy rate and competitive rental market
Opportunities
- •Potential for long-term capital growth and rental yield
- •Increasing demand for housing and infrastructure development
- •Opportunities for renovation and redevelopment of existing properties
- •Growing interest from families and professionals seeking a high-quality lifestyle
Considerations
- •High entry prices for houses and units
- •Distance to CBD may deter some buyers and renters
- •Limited public transportation options
- •Traffic congestion and parking challenges
A decision, not just a search · North 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
+6.8% 1yr
$950K
$890/wk
$540/wk
28
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +52.8% |
| Unit | +6.8% | +24.5% | +45.2% |
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 North 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.
$890/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$767/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 10.6% 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
$767/wk
10yr CGT (est.)
$784,637
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
$115K
per annum
68.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
25
12
1
42.0 km
Nearest Station: Kellyville Metro Station
Suburban family lifestyle with modern conveniences, recreational facilities, and easy access to shopping and services
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Data sourced from multiple sources. Last updated 22 April 2026.