Putney
Investment Score
78
/100
AI Intelligence Summary
Putney is an established riverside suburb located 15km northwest of Sydney CBD in the City of Ryde. This predominantly residential area attracts families and professionals seeking a peaceful lifestyle with convenient access to employment hubs like Macquarie Park. The suburb features a mix of housing types, from character homes to modern developments, with waterfront properties commanding premium prices. Putney offers strong community amenities including Putney Park with river access, local shops along Morrison Road, and quality educational facilities. The area benefits from regular bus services and proximity to Meadowbank train station, making it attractive for commuters. With higher than average education levels and household incomes, Putney represents a stable, family-oriented community with steady property market performance. The suburb's riverside location, established infrastructure, and strategic position between the CBD and major employment centers contribute to its enduring appeal among owner-occupiers and investors alike.
Strengths
- •Prime riverside location with water access and scenic views
- •Strong proximity to Macquarie Park employment hub
- •Established family-friendly community with quality amenities
- •Diverse housing stock from character homes to modern developments
Opportunities
- •Planned infrastructure improvements including cycling paths
- •Potential for medium-density development near transport corridors
- •Growing demand from Macquarie Park workers seeking nearby housing
- •River precinct enhancement could boost property values
Considerations
- •Limited retail and dining options compared to larger centers
- •Dependence on bus transport with train station 2km away
- •Traffic congestion during peak hours on Morrison Road
- •Premium property prices may limit affordability for first home buyers
A decision, not just a search · Putney
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
$1.85M
+10.2% 1yr
$950K
+8.5% 1yr
$1.35M
$980/wk
$620/wk
38
1.8%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +10.2% | +28.5% | +45.8% |
| Unit | +8.5% | +24.2% | +38.6% |
Rental Yields
House Yield
2.8%
Unit Yield
3.4%
Townhouse Yield
3.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Putney 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.
$980/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$1,073/week
Land Tax Exposure
~60% of median price
Annual: $660
Annual: $17,460
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)
$84,140
After-tax yield
1.71%
Weekly holding cost
$1073/wk
10yr CGT (est.)
$763,087
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
4,200
42
$95K
per annum
68.0%
52.0%
48.0%
3.2%
42.0%
Dwelling Mix
Lifestyle & Community
8
4
1
15.0 km
Nearest Station: Meadowbank Station
Relaxed riverside living with access to water activities, community events, local cafes, and recreational facilities, appealing to families and professionals seeking work-life balance.
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Data sourced from multiple sources. Last updated 11 April 2026.