Baulkham Hills
Investment Score
74
/100
AI Intelligence Summary
Baulkham Hills is a well-established residential suburb in Sydney's Hills District, approximately 31km northwest of the CBD. Known for its family-friendly atmosphere and leafy streets, the suburb offers a perfect blend of suburban tranquility and urban convenience. With a median house price of $1.65 million, Baulkham Hills sits in the premium market segment, attracting affluent families seeking quality education, parks, and community amenities. The area benefits from excellent transport links including the Metro Northwest Line, connecting residents to the city and Macquarie Park business hub. The suburb features a mix of established homes from the 1970s-80s and newer developments, with many properties offering generous block sizes and mature gardens. Shopping is well-catered for with Stockland Baulkham Hills and smaller village centers providing retail and dining options. The demographic profile shows a mature, stable community with median age of 38 and household income of $75,000, indicating strong purchasing power. Low vacancy rates of 1.8% demonstrate consistent rental demand, while the 3.2% rental yield reflects the premium nature of the market. The area's proximity to quality schools, parks, and business districts makes it highly sought-after among professionals and growing families seeking a prestigious Hills District address.
Strengths
- •Excellent transport connectivity via Metro Northwest Line to CBD and Macquarie Park
- •Premium Hills District location with strong community reputation
- •Access to high-quality public and private schools including Baulkham Hills High School
- •Low vacancy rate of 1.8% indicating strong rental demand
Opportunities
- •Potential for subdivision and dual occupancy development on larger blocks
- •Growing demand from downsizers seeking quality amenities and transport
- •Renovation opportunities in older housing stock for value-add strategies
- •Continued infrastructure investment in Hills District supporting long-term growth
Considerations
- •High median house price of $1.65M limits affordability for many buyers
- •Rental yield of 3.2% is below Sydney average, impacting investor returns
- •Limited apartment stock reduces entry-level investment opportunities
- •Traffic congestion during peak hours despite good public transport
Property Market
$1.65M
+8.8% 1yr
$680K
+7.2% 1yr
$1,015/wk
$590/wk
24
1.8%
70.8%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.8% | — | +36.2% |
| Unit | +7.2% | — | +28.5% |
Rental Yields
House Yield
3.2%
Unit Yield
4.5%
Investment Scorecard
Tax & Financial Intelligence
CPA-grade analysis for Baulkham Hills at median house price
+8% surcharge
$1015/wk
Negatively geared
Reduces taxable income
~$871/week
Based on 7.2% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$73,140
After-tax yield
1.95%
Weekly holding cost
$871/wk
10yr CGT (est.)
$309,651
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
38,500
38
$75K
per annum
Lifestyle & Community
Suburban family lifestyle with access to parks, sports facilities, quality schools, shopping centers, and convenient transport to employment centers
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Data sourced from multiple sources. Last updated 24 March 2026.