Blue Mountains City Council, NSW

The Blue Mountains LGA is situated west of Sydney in the Blue Mountains range. The current state of housing prices in Sydney’s Blue Mountains is mainly driven by the health of the overall state of real estate market in Greater Sydney region.

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The Blue Mountains is a popular tourist destination, and it’s not just because of the stunning views. The area is steeped in history and has a number of amazing properties that you can purchase to live in or invest.

The Blue Mountains housing market has seen an unprecedented boom in the last year, despite the general slow down in economic activity due to the pandemic. Blue Mountains remains a strong market with solid fundamentals evidenced by the workforce statistics below.

Professionals account for 28.7% of employment in Blue Mountains, followed by Clerical and Administrative Workers at 13.4%, Technicians and Trades Workers at 12.9%, Managers at 12.5%, and Community and Personal Service Workers at 12.1%. In Blue Mountains, the typical weekly personal income for individuals aged 15 years and older is $688.

In the Blue Mountains LGA the vast majority of properties are family homes. A whopping 92.5% of inhabited private homes are single detached houses, 4.9% are semi-detached, row or terrace houses, townhouses, etc., 2.1% are flats or apartments, and 0.2% are other housing.

The Blue Mountains is one of the most attractive LGAs to invest in property. With a stable property market and a thriving tourism industry, this is an excellent opportunity for investors. Understand where the Blue Mountains housing prices are headed by reviewing the data on our interactive dashboard designed for property investors and home buyers.

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Capital Growth Heatmap

Property Market Snapshot

This page provides an overview of the LGA real estate market. The data in this snapshot illustrates typical price, median rent and gross yield metrics for this council area. You are able to drill down to suburb-level data and charts which visualise these 3 key metrics as well as other important indicators in the dashboard section that follows.

Buy 

2BR

3BR

4BR

5BR

Typical Price for houses in this council area. Percent changes indicate Year on Year growth or decline in house values. Council area house prices are calculated by averaging Typical Price of all suburbs within the area. Typical Price is a more accurate metric than Median Price.

Rent 

2BR

3BR

4BR

5BR

Median Weekly Rent for houses in this council area. Percent changes indicate Year on Year growth or decline in rental prices. Calculated via median value formula applied to rental prices from online listings.

Yield 

2BR

3BR

4BR

5BR

Yearly Gross Yield for houses in this council area. Calculated by multiplying the Median Rent by 52 and dividing the resulting value by Typical Price. Percent changes indicate Year on Year growth or decline in Gross Yield for houses.

Buy 

1BR

2BR

3BR

Typical Price for units in this council area. Percent changes indicate Year on Year growth or decline in unit values. Council area house prices are calculated by averaging Typical Price of all suburbs within the area. Typical Price is a more accurate metric than Median Price.

Rent 

1BR

2BR

3BR

Median Weekly Rent for units in this council area. Percent changes indicate Year on Year growth or decline in rental prices. Calculated via median value formula applied to rental prices from online listings.

Yield 

1BR

2BR

3BR

Yearly Gross Yield for units in this council area. Calculated by multiplying the Median Rent by 52 and dividing the resulting value by Typical Price. Percent changes indicate Year on Year growth or decline in Gross Yield for units.

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This chart illustrates historical and projected quarterly typical price and number of sales, which are depicted as blue lines and green bars respectively. Council areas with average sales above 30/quarter and suburbs with sales above 7/quarter commonly produce high confidence forecasts.
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This chart shows historical and projected median rent and number of rentals, depicted as red lines and grey bars respectively. In many markets Rent prices lag the Typical Price by 1-2 years.
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This chart presents the gross rental yield, which is the value you generate from an investment property, represented as a percentage. The higher the percentage the better. Yield that is trending down frequently highlights a high demand market.
Upgrade to Personal Plan to see Yield data.
Yield chart
This graph represents the dwelling demand profile for the LGA/suburb, which tends to correlate with the tenant preference for property type and number of bedrooms. Target dwelling type and number of bedrooms with the highest number of sales.
Upgrade to Starter Plan to see Demand Profile data.
Demand chart
Upgrade to Starter Plan to see U|H and R|O data.
The chart below shows the proportion of units to houses in this area. Generally speaking the fewer units there are, the better.
unit to houses pie charts
The pie chart below shows the percentage of renters to owners in an area. Generally speaking the more owners the better.
Renters to owners pie chart
The chart below shows the IRSAD score for the area. IRSAD stands for the Index of Relative Advantage and Disadvantage. The higher the index, the more well off the population is in the area.
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IRSAD chart
This graph shows online search interest for sale and rent listings. The black line(s) represents the search index, which is the ratio of LGA/suburb searches to the state average. Value of 5 signifies that Buy/Rent searches are at state average. Be wary of areas with SI below 3.
Upgrade to Professional Plan to see Buy & Rent Search Index data.
Index chart
This chart plots the annual percent change in typical prices for all suburbs in this LGA. Suburbs that cross the red (zero) line more than 3 times present poor capital growth opportunities.
Upgrade to Professional Plan to see Growth Rate Cycle data.
GRC chart

Confidence: High, Medium, Low

Supply

Stock on Market

Inventory

Hold Period

The most important metric for understanding the supply of homes in a given market. Stock on Market (SoM) is represented by bars which show the number of listings per month, and by a line which indicates the percentage of listed homes compared to the total number of dwellings in the area (SoM Percentage). A higher stock on market indicates a greater supply of properties.
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SOM chart
Inventory levels indicate the amount of stock available in relation to average monthly sales. Inventory levels above 3 months indicate a sizeable amount of stock available, while lower levels indicate diminishing supply. Decreasing inventory level trend can signal that prices may increase in the future.
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Inventory chart
Average number of years properties are re-sold in the area. The higher the value, the lower is the supply in the property market. Changing trend can act as a lead indicator to price increases / decreases.
Upgrade to Professional Plan to see Hold Period trend.
Hold chart
Demand

Days on Market

Vacancy Rate

Clearance Rate

The Days on Market metric shows how long, on average, it takes for listed properties to be sold. A higher number of days means that there is less demand for properties. Measured in days.
Upgrade to Professional Plan to see Days On Market trend.
DOM chart
Monthly vacancies (bar) and Vacancy Rates (line) in the area. Vacancy rates serve as a rental market demand indicator. Lower vacancy rates point to greater demand in the rental market. Decreasing vacancy rates can act as a lead indicator to both rental and sale price increases.
Upgrade to Professional Plan to see Vacancy Rate trend.
Inventory chart
Auction clearance rates in the area. The higher the clearance rate, the greater is the demand in the market. This metric is most useful at LGA level. Some high density suburbs with active markets can also have good quality clearance rate data. However, this metric is somewhat sparse for 80% of suburbs.
Upgrade to Professional Plan to see Clearance Rate trend.
Auction chart

All Supply / Demand cards and graphs on this page are published under a preliminary Beta release.
You’re welcome to leave your feedback on our forum.

Property Market in Blue Mountains City Council, NSW

What other property markets are there near Blue Mountains City Council, NSW?

Blue Mountains City Council is surrounded by 5 other council areas – Lithgow, Wollondilly, Oberon, Hawkesbury, Penrith.

Suburbs/localities in this Local Government Area: Faulconbridge 2776, Glenbrook 2773, Hawkesbury Heights 2777, Hazelbrook 2779, Katoomba 2780, Lapstone 2773, Lawson 2783, Leura 2780, Linden 2778, Medlow Bath 2780, Mount Irvine 2786, Mount Riverview 2774, Mount Tomah 2758, Mount Victoria 2786, Mount Wilson 2786, Berambing 2758, Springwood 2777, Sun Valley 2777, Blackheath 2785, Valley Heights 2777, Blaxland 2774, Blue Mountains National Park 2787, Warrimoo 2774, Wentworth Falls 2782, Winmalee 2777, Woodford 2778, Yellow Rock 2777, Megalong Valley 2785, Bullaburra 2784

2 thoughts on “Blue Mountains City Council, NSW”

  1. Are you a real estate professional with an extensive knowledge of the Blue Mountains City Council property market? Our members would love to hear from you! Leave your insights in a comment below.

  2. 3 Things That Are Driving the Blue Mountains Property Market:

    1. Population Growth – The population of Blue Mountains has grown by over 50% in the last 10 years, and this is expected to continue for at least another decade. This means more people are moving into the region which is driving demand for more housing and commercial property.

    2. Infrastructure Improvements – There have been a number of infrastructure improvements in recent years including new train stations, road upgrades, water supply upgrades, sewage system improvements etc., which will be continuing to drive growth in time as they help improve living conditions and access to jobs around Sydney.

    3. Lack of Housing Supply – With many other regions experiencing an increase in housing construction (which increases supply), the Blue Mountains market is still yet to experience such an increase.

    I think all 3 points are interesting, but it’s also important that we don’t just focus on one aspect of the market without looking at other facets as well. With a lack of new housing supply in Sydney generally – the last point is pretty much moot.

    What are your thoughts on these three factors?

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