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Brightwaters, NSW 2264
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$975,000
market range $875K-$1.3M
Median Unit
$585,000
Gross Yield (units)
5.0%
1yr Growth (houses)
+5.4%
market range -22.5% to +10.0%
Investment snapshot for Brightwaters
Brightwaters has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Brightwaters market and investor summary
Brightwaters (NSW 2264) runs a median house price of $975K. House prices have moved +5.4% over the past year and +17.0% over three years. At 3.0% vacancy, it is a softer rental market with more choice for tenants.
Living in Brightwaters: people, income and schools
About 875 people live in Brightwaters, and the area has been growing steadily, up about 14% over five years. The median age is 50, an older, established demographic, and 80% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
Households here earn a median of about $74,000 a year, or roughly $1,420 a week. On socio-economic measures it ranks around the national middle on the ABS advantage index (4 out of 10). At current prices a median house runs to a steep 13.2 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 34% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
There are 5 schools within about 5km, testing close to the national school average on ICSEA. It is fairly car-dependent; the suburb scores 20 for walkability and 1 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Node.
- Population
- 875
- +14% over 5yr
- Median age
- 50 years
- Median household income
- $74,000/yr
- Households renting
- 20%
- Family households
- 77%
- Socio-economic rank
- 4/10
- ABS advantage index
- Schools within 5km
- 5
- avg ICSEA 973
- Unemployment
- 5.5%
- Walk score
- 20/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Brightwaters
View all →Frequently asked questions about Brightwaters
What should I check before investing in Brightwaters?
Brightwaters has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 5.0% gives a usable rent-to-price starting point. Capital growth of +5.4% in the past year shows positive recent price momentum. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Brightwaters?
The median property price in Brightwaters, NSW 2264 is $975K for houses and $585K for units.
What rental yield does Brightwaters show?
The gross rental yield in Brightwaters is 5.0% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Brightwaters?
House prices in Brightwaters are up 5.4% over the past year and up 17.0% over three years. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Brightwaters?
The current vacancy rate in Brightwaters is 3.0%. A rate under 2% generally signals a tight rental market. This suburb's rental market is softer, with tenants having more choice and rents possibly under pressure.
How many people live in Brightwaters?
Brightwaters has a population of approximately 875 residents, with a median age of 50.
What schools are near Brightwaters?
There are 5 schools within roughly 5km of Brightwaters. Their average ICSEA is close to the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Brightwaters affordable to buy in?
A median house in Brightwaters costs about 13.2 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Brightwaters's population growing?
The population of Brightwaters has grown about 14% over the past five years, an above-average pace. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
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