Raby
Investment Score
75
/100
AI Intelligence Summary
Raby, NSW 2566 is an affordable residential suburb located in southwestern Sydney within the Campbelltown Local Government Area. Positioned approximately 55km from Sydney CBD, Raby offers entry-level housing opportunities with strong multicultural diversity, particularly Pacific Islander and Middle Eastern communities. The suburb features a younger demographic profile compared to Sydney's average and maintains high affordability with median house prices around $650,000. Key amenities include Raby Public School, proximity to Campbelltown Hospital, Raby Sports Complex, and access to Campbelltown Mall within 5km. Transport connections include regular bus services to Campbelltown Station (4-5km away) and road access via Campbelltown Road to the M31 Hume Highway. The area has a significant proportion of public and social housing, contributing to strong rental demand. Property market trends show steady growth despite entry-level pricing, with rental yields ranging 4.5-5.5%. The suburb offers good family amenities with parks, recreational facilities, and essential services, making it attractive for first-home buyers and investors seeking affordable Sydney property exposure.
Strengths
- •Highly affordable entry point into Sydney property market
- •Strong multicultural community with established Pacific Islander and Middle Eastern populations
- •Excellent transport connectivity via bus to Campbelltown Station and M31 Hume Highway access
- •Proximity to major amenities including Campbelltown Hospital and shopping centres
Opportunities
- •Continued population growth in southwestern Sydney driving demand
- •Government investment in regional infrastructure improvements
- •Potential for gentrification as surrounding areas develop
- •Strong rental market due to housing affordability crisis
Considerations
- •High proportion of public housing may impact property values
- •Distance from Sydney CBD limits appeal for city workers
- •Limited local employment opportunities requiring commuting
- •Potential social challenges associated with lower socioeconomic demographics
A decision, not just a search · Raby
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
$650K
+4.2% 1yr
$450K
+3.8% 1yr
$580K
$600/wk
$450/wk
35
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +15.8% | +28.5% |
| Unit | +3.8% | +12.4% | +22.1% |
Rental Yields
House Yield
4.8%
Unit Yield
5.2%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Raby at median house price
Stamp Duty Estimate
Save $23,780
+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.
$600/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$221/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $5,940
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 5.7% 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)
$23,780
After-tax yield
2.93%
Weekly holding cost
$221/wk
10yr CGT (est.)
$103,298
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
32
$58K
per annum
68.0%
28.0%
22.0%
7.2%
48.0%
Dwelling Mix
Lifestyle & Community
8
4
1
55.0 km
Nearest Station: Campbelltown Station
Quiet suburban lifestyle with access to parks, sports facilities, and community amenities. Family-focused environment with good local schools and recreational opportunities.
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Data sourced from multiple sources. Last updated 11 April 2026.