PLEASANT HILLS
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$283,000
NSW VG · 2026 · ⚠ few recent sales
Rent yield
Real7.2%
computed from govt data
Annual growth
Real—
annualised from govt data
Vacancy rate
Est.1.4%
modelled estimate
AI insights for PLEASANT HILLS
Investment analysis, risks & comparisons
PLEASANT HILLS shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
Real$390/wk
NSW Fair Trading · Apr 2026 · weekly
Demand change
+2.8%
annual shift
Yield × growth index
—
combined signal
Net yield (est.)
2.87%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+8.5%
est. compound, long-run avg
10-yr growth (CAGR)
+6.4%
est. compound, long-run avg
Rental demand
45 / 100
Moderate demand
Supply pipeline
Real0.3%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
Dwellings built (NSW)
Real44,804
completed in year to Mar-2026 · ABS 8752.0 (state)
▼ 1.4% vs prior year · 51,714 started
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
PLEASANT HILLS is a NSW suburb offering high rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Strong rental yield of 7.2%
- Very low vacancy rate — high rental demand
- Tight new-supply pipeline (0.3% of stock) — limited new competition supports prices
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,069/wk
$44k taxable p.a.
Renters
16.6%
74.8% owner-occupier
Median age
49.0 yrs
Unemployment
3.8%
ABS SALM (SA2)
Population growth
+0.9% p.a.
Projected growth
+0.6% p.a.
state gov forecast
Socio-economic
3/10
SEIFA IRSAD decile · ABS
Investor-owned
12.0%
of all dwellings (ATO)
Houses
80%
7% apartments
Degree qualified
30.3%
bachelor's or higher (ABS)
Work from home
18.7%
of employed residents (ABS Census)
Median lot size
3.0 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
2.5%
Mostly long-term tenants
Market activity
Distance to CBD
428.9 km
Regional
Days on market
72 days
Slower market
Auction clearance
38.3%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
302.0 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
113/km²
Low density
Schools in postcode 2658
🏫Primary (3)
St Paul's Lutheran Primary School
Independent · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Safe1.4 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average3 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
17
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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