WARUMBUL
Investor score
47
Liveability score
84
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$1,465,000
NSW VG · 2026
Rent yield
Real3.1%
computed from govt data
Annual growth
Real-27.8%
annualised from govt data
Vacancy rate
Est.2.0%
modelled estimate
AI insights for WARUMBUL
Investment analysis, risks & comparisons
WARUMBUL 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.
Compare WARUMBUL with nearby suburbs
Side-by-side on price, yield, growth, schools, safety & more.
Resident reviews
What people who know WARUMBUL say
No reviews yet — be the first to share what WARUMBUL is like.
Reviews are the opinions of individual users and are not verified by Australia Property.
Median rent
$880/wk
NSW Fair Trading · Apr 2026
Demand change
+3.5%
annual shift
Yield × growth index
-12.4
combined signal
Net yield (est.)
1.69%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+15.6%
est. compound, long-run avg
10-yr growth (CAGR)
+4.6%
est. compound, long-run avg
Rental demand
54 / 100
Moderate demand
Supply pipeline
Real1.1%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
WARUMBUL is a metropolitan NSW suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NSW suburb with strong infrastructure and transport
- Rental yield 3.1% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,235/wk
$93k taxable p.a.
Renters
23.3%
73.5% owner-occupier
Median age
41.0 yrs
Unemployment
3.1%
Population growth
+2.8% p.a.
Investor-owned
19.0%
of all dwellings (ATO)
Houses
63%
27% apartments
Degree qualified
46.6%
bachelor's or higher (ABS)
Work from home
29.8%
of employed residents (ABS Census)
Median lot size
600 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
13.4%
Active STR market
Market activity
Distance to CBD
22.3 km
Outer suburbs
Days on market
30 days
Normal turnover
Auction clearance
66.2%
Strong demand
Walkability
85 / 100
Walker's paradise
Coastal proximity
10.7 km
Coastal fringe
NBN technology
FTTPFastest — full fibre to premises
Population density
2,609/km²
Dense urban
Schools in postcode 2229
🏫Primary (6)
Government · Yrs K-6 · Major Cities
Our Lady of Fatima Catholic Primary School
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
🎓Secondary (3)
Government · Yrs 7-12 · Major Cities
De La Salle Catholic College, Caringbah
Catholic · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
⭐Special (1)
Government · Major Cities
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
Safe0.7 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Above average9 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
31
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
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
Properties in WARUMBUL
View listingsLocal professionals
Connect with agents and building inspectors who operate in WARUMBUL. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.
Premium feature
Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.
Upgrade to Premium