Randwick
Investment Score
78
/100
AI Intelligence Summary
Randwick is a prestigious inner-eastern suburb of Sydney, located approximately 6km from the CBD. Known for its excellent connectivity, world-class healthcare facilities including Prince of Wales Hospital, and proximity to the University of New South Wales, Randwick attracts a diverse mix of professionals, students, and families. The suburb features a blend of heritage homes, modern apartments, and townhouses, with tree-lined streets and excellent public transport links via light rail and bus networks. Randwick's strategic location near Centennial Park, Coogee Beach, and major employment hubs makes it highly desirable. The median house price of $3.1 million reflects its premium status, while the low vacancy rate of 1.7% indicates strong rental demand. The suburb benefits from ongoing urban renewal projects and infrastructure improvements, positioning it as a stable, high-growth area with excellent lifestyle amenities and investment fundamentals.
Strengths
- •Premium location 6km from Sydney CBD with excellent transport connectivity
- •World-class healthcare and education facilities including UNSW proximity
- •Strong rental demand evidenced by 1.7% vacancy rate
- •Diverse housing stock from heritage homes to modern developments
Opportunities
- •Light rail expansion enhancing connectivity and property values
- •Urban renewal projects creating new development opportunities
- •Growing student accommodation demand near UNSW
- •Medical precinct expansion driving employment growth
Considerations
- •High entry cost with $3.1 million median house price limiting accessibility
- •Low rental yield of 2.5% challenging for cash flow investors
- •Potential for market volatility due to premium pricing
- •Limited development opportunities in established heritage areas
A decision, not just a search · Randwick
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
$3.10M
+6.9% 1yr
$1.05M
+5.3% 1yr
$1,490/wk
$750/wk
29
1.7%
73.8%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +6.9% | — | +31.2% |
| Unit | +5.3% | — | +22.5% |
Rental Yields
House Yield
2.5%
Unit Yield
3.7%
Investment Scorecard
Tax & Financial Intelligence
CPA-grade analysis for Randwick 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.
$1490/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$1,891/week
Land Tax Exposure
~60% of median price
Annual: $12,660
Annual: $29,460
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 6.2% 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)
$152,890
After-tax yield
1.52%
Weekly holding cost
$1891/wk
10yr CGT (est.)
$582,971
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
31,200
35
$80K
per annum
Lifestyle & Community
Urban convenience with access to beaches, parks, dining, and cultural amenities
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Data sourced from multiple sources. Last updated 11 April 2026.