Bonny Hills, NSW 2445
Port Macquarie-Hastings Council, New South Wales
Good to Know
Bonny Hills, NSW 2445 is a tightly-held house market in the Port Macquarie-Hastings Council area, currently positioned as a long-hold capital growth submarket. Located on the Mid North Coast of NSW north of Sydney and close to Port Macquarie, Bonny Hills is home to roughly 3,045 residents across 1,498 dwellings and has a vacancy rate of 1.19%.
According to HtAG Analytics, Bonny Hills is exhibiting constrained supply with balanced listing time. Stock on Market sits at 0.26% and Inventory at 3.48 months — Stock on Market is below the ~0.4% balanced threshold while Inventory sits near the ~3-month balanced level — driving +7.7% YoY price growth and +5.8% YoY rent growth.
What the market data is signalling
Bonny Hills shows stronger capital appreciation than rental movement over the last 12 months: +7.7% price growth versus +5.8% rent growth. Combined with a low Stock on Market of 0.26% and a neutral vacancy rate of 1.19%, the signal is one of constrained supply supporting prices while rents keep pace, sustaining a gross yield of 3.18%.
Track this shift visually on the Markets in the Moment (MiM™) heatmap to see how local momentum is stacking up against other micro-markets.
Who lives in Bonny Hills — and why it matters for investors
Bonny Hills posts an IRSAD of 1008, above the recommended threshold, implying relatively stronger socio‑economic positioning that can support lower volatility in demand and price resilience. The Renter/Owner split is 17.0% (neutral), indicating an owner‑dominated suburb profile that typically reduces short-term churn.
The housing stock is overwhelmingly detached houses — Units/Houses ratio is 2.0% (opportune) — which can limit rental‑stock competition and favour longer-term capital outcomes; read more in our IRSAD Crossover study.
Why suburb-level data matters for Bonny Hills
Suburb-level metrics reveal specific trade-offs that council averages can mask. In Bonny Hills the typical house price sits at $1,155,048 with a gross yield of 3.18%, Stock on Market at 0.26%, Inventory at 3.48 months and days on market of 66 days — these are the direct signals investors should use to match strategy to market mechanics.
Council or LGA averages blend multiple pockets; decisions should rest on Bonny Hills' own numbers. Learn more about why granular research matters in our LGA vs Suburb research. For a downloadable deep dive, get the full Bonny Hills data guide.
What's behind the RCS™ score of 57
The HtAG RCS™ score of 57 bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into a single composite to help match markets to strategy. Reading the sub‑score breakdown matters because the same overall score can mask different trade-offs between downside protection and upside potential.
See how the RCS™ is built, then open Bonny Hills in HtAG Copilot to explore the score component by component.
Forward signals to watch
The vacancy rate — currently 1.19%: sustained readings below ~1% typically squeeze rents and increase competition for tenants over 12–24 months; readings around 1–3.5% are a balanced rental market.
The building approvals ratio — currently 0.14%: this low approvals share suggests limited near‑term new supply entering the market, which supports price pressure if demand holds.
The Sydney cycle phase: a material shift in the broader Sydney cycle would tend to amplify or temper local momentum in Bonny Hills, so watch capital‑city directional moves as a macro backstop for suburb-level trends.
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RCS Breakdown
Bonny Hills's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Market Trends
Bonny Hills's headline values — $1,156K to buy and $706PW to rent, a 3.17% gross yield. Over the past decade, prices have moved 98.25% and rents 69.54% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,156K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$706PW today, with rent growth at (+5.84% YoY) compared to price growth (+7.73%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Bonny Hills in its cycle - and is the 3.17% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Bonny Hills's long-hold story?
Beyond the headline price, Bonny Hills carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Bonny Hills's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Bonny Hills can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Bonny Hills genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Bonny Hills prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Bonny Hills - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Bonny Hills looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Bonny Hills's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Bonny Hills has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Bonny Hills shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Bonny Hills has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Bonny Hills 2445 NSW is 2,602, with a median age of 51. Of those, 54.50% are married, 14.68% are divorced or separated, 25.67% are single and 5.11% are widowed.
The average household size is 2.5 people per dwelling, and the median household monthly income is estimated to be $7,136. The median monthly mortgage repayment for households in this suburb is $1,820 which is 25.50% of their earnings.
Source: ABS Census Data (2021)