St Leonards
Investment Score
78
/100
AI Intelligence Summary
St Leonards is a dynamic high-density suburb on Sydney's prestigious Lower North Shore, positioned as a major commercial and residential hub just 9km from the CBD. With a population of 12,500, the area has undergone significant urban transformation, featuring predominantly apartment living (82%) that attracts young professionals and families seeking proximity to Sydney's business districts. The suburb boasts excellent transport connectivity via St Leonards Station and upcoming Metro improvements, while maintaining strong employment opportunities with Royal North Shore Hospital and various commercial developments. Property values reflect its premium location with median house prices at $2.85 million and units at $925,000, supported by solid rental yields and consistent growth. The community benefits from quality healthcare, diverse dining options, and access to both urban amenities and natural recreation areas like Lane Cove National Park.
Strengths
- •Exceptional transport connectivity with direct CBD rail access and future Metro enhancements
- •Major employment hub anchored by Royal North Shore Hospital and commercial developments
- •High-quality urban amenities including shopping centers, dining, and healthcare facilities
- •Strong property market fundamentals with consistent growth and solid rental yields
Opportunities
- •Sydney Metro expansion enhancing connectivity and property values
- •St Leonards South precinct development creating additional commercial and retail opportunities
- •Growing demand from young professionals working in North Sydney and CBD
- •Infrastructure improvements supporting continued urban renewal
Considerations
- •High property prices creating affordability barriers for first-home buyers
- •Limited housing diversity with heavy reliance on apartment living
- •Ongoing construction and development creating temporary disruption
- •High population density reducing green space per resident
A decision, not just a search · St Leonards
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
$2.85M
+8.5% 1yr
$1.15M
+6.2% 1yr
$1.75M
$1,550/wk
$920/wk
32
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +35.0% |
| Unit | +6.2% | +18.5% | +28.0% |
Rental Yields
House Yield
2.8%
Unit Yield
4.2%
Townhouse Yield
3.4%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for St Leonards 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.
$1550/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$1,629/week
Land Tax Exposure
~60% of median price
Annual: $10,260
Annual: $27,060
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 7.0% 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)
$139,140
After-tax yield
1.71%
Weekly holding cost
$1629/wk
10yr CGT (est.)
$687,097
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
8,500
35
$95K
per annum
42.0%
52.0%
48.0%
3.2%
45.0%
Dwelling Mix
Lifestyle & Community
35
4
1
8.0 km
Nearest Station: St Leonards Station
Vibrant urban lifestyle with excellent dining, shopping, healthcare, and recreational opportunities, complemented by easy access to both city amenities and natural areas.
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Data sourced from multiple sources. Last updated 11 April 2026.