Yarramundi
Investment Score
72
/100
AI Intelligence Summary
Yarramundi is a picturesque rural locality in the Blue Mountains LGA, approximately 65km northwest of Sydney CBD. This small community of around 500 residents offers a quintessential rural lifestyle with large acreage properties ranging from 1-40+ hectares, attracting families and professionals seeking privacy, space, and connection to nature. The suburb is characterized by hobby farms, equestrian properties, and lifestyle blocks, with established homes featuring rural amenities. Located near the Hawkesbury River, residents enjoy access to water-based recreation while maintaining proximity to Richmond and Windsor for essential services. The area has limited commercial facilities and no public transport, making private vehicle ownership essential. Properties are predominantly owner-occupied family homes with a median age demographic of 45-50 years. The local community emphasizes environmental conservation and rural pursuits, creating a strong sense of place. With restrictive rural zoning limiting subdivision potential, the area maintains its low-density character and exclusivity, appealing to those seeking a tree-change lifestyle within commuting distance of Sydney.
Strengths
- •Large acreage properties offering privacy and rural lifestyle
- •Proximity to Hawkesbury River for recreational activities
- •Strong environmental conservation focus and community spirit
- •Access to equestrian facilities and rural pursuits
Opportunities
- •Growing demand for rural lifestyle properties post-COVID
- •Potential for sustainable agriculture and eco-tourism ventures
- •Increased property values due to scarcity and lifestyle appeal
- •Development of home-based businesses and remote work opportunities
Considerations
- •Limited local commercial facilities requiring travel to Richmond/Windsor
- •No public transport services necessitating private vehicle reliance
- •Restricted subdivision potential due to rural zoning
- •Limited planned major infrastructure developments
A decision, not just a search · Yarramundi
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
+5.2% 1yr
$780/wk
65
1.2%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +5.2% | +18.5% | +32.8% |
Rental Yields
House Yield
2.8%
Investment Scorecard
Demand/Supply Ratio: 2.10
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Yarramundi 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.
$780/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$834/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 6.6% 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
1.71%
Weekly holding cost
$834/wk
10yr CGT (est.)
$308,987
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
520
47
$95K
per annum
68.0%
48.0%
38.0%
3.2%
28.0%
Dwelling Mix
Lifestyle & Community
3
65.0 km
Nearest Station: Richmond Station
Rural lifestyle with emphasis on privacy, equestrian activities, and Hawkesbury River recreation
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Data sourced from multiple sources. Last updated 30 March 2026.