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Baulkham Hills, NSW 2153

Home » NSW Real Estate Data » The Hills Shire Council, NSW » Baulkham Hills, NSW 2153

If you’re looking to buy, rent, or invest in property, it’s important to do your research on the suburb first. This includes looking at house prices, real estate rental market data, and other advanced metrics. Here, we’ve compiled that information for Baulkham Hills, NSW 2153 located in Sydney to help you make an informed decision about your property choice in this suburb.

Market Snapshot

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




























Lower Risk RCS™

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Capital Growth RCS™

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Cashflow RCS™

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Yield chart
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GRC chart
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IRSAD chart
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Renters to owners pie chart
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unit to houses pie charts
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Demand chart
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Inventory chart

Stock on Market


Hold Period

Building Approvals

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SOM chart
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Inventory chart
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Inventory chart
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Hold chart

Days on Market

Vacancy Rate

Clearance Rate

Search Index

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DOM chart
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Inventory chart
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Index chart
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Auction chart

How was this calculated? Typical Price is a continuous metric calculated via a process called data fitting. Median Rent is weekly advertised rent based on rentals over the preceding 12 months. Gross Yield is Median Rent x 52 x 100 / Typical Price. To discover additional information, click the “i” icon in the top left corner of each graph or visit the Data Dictionary page.

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2 thoughts on “Baulkham Hills, NSW 2153”

  1. The total adult population (15 years or older) of Baulkham Hills 2153 NSW is 29,310, with a median age of 39. Of those, 60.50% are married, 8.36% are divorced or separated, 26.53% are single and 4.60% are widowed.

    The average household size is 3.0 people per dwelling, and the median household monthly income is estimated to be $10,992. The median monthly mortgage repayment for households in this suburb is $2,600 which is 23.65% of their earnings.

    Source: ABS Census Data (2021)

  2. Baulkham Hills, NSW 2153 is one of those capital growth powerhouses that you rarely find.

    The area’s typical value has growth a tad over 140% in the last decade. This means that the property has more than doubled in value in one property cycle.
    In the last year it has seen negative growth of -5,94%, however I do not consider this to be a bad thing as it is always good to see a little slow down or cooling off after substantial growth.

    Regretfully, the exorbitant capital growth was paralleled with very little growth in yields with the exception of last year which has seen 11.24% growth in yield in the last year. As a comparison, the area’s yield has growth only 21.89% in the last decade.

    This means that those that own a house in the area have seen substantial increases in value, while it has been very difficult for investors to sustain investment properties due to the very low nature of the yield. All things being equal, it seems properties in Baulkham Hills are largely negatively geared.

    I wonder if this affects the proportion of renters in the area? We will see if that is the case in some of the metrics below.

    When considering projections, its seems that the algorithm believes that much more growth will be seen in the capital growth domain as opposed to the cash flow domain. Although the capital growth is projected to be anywhere between -7% and 19%, the fact that its RCS is 98 indicates that the growth will shift more onto the 19% side. The rents are forecasted to grow a merely 1.55%.

    Before I move onto looking deeper into its RCS sores and other metrics, it is important to note the forecast error rate which currently sits at 12.9%. The error rate indicates the difference between actual and forecasted typical price, back tested annually.

    Please note that high error rate is not bad, it actually highlights potential for high growth, because price deviates from long term trend. This coincides with my previous observations that Baulkham Hills will potentially see more as opposed to less growth in the near future.
    Now let’s look into other RCS scores.


    With a Relative Composite Score (RCS) of:

    1. 88 / 100 for risk;
    2. 27 / 100 for cashflow;
    3. 98 / 100 for capital growth;
    4. 71 / 100 score for overall.

    The RCS scores of Baulkham Hills are indicative of my previous observation that it is a growth powerhouse. The score of 98 for its capital growth indicates that Baulkham Hills is in the top 2% of areas for capital growth in Australia! You cannot get better than that. The overall score is an average of all of the scores, which is why its somewhat not perfect sore of 71 has been dragged down due to the low cashflow score. Those investing in Baulkham Hills will either need to put down a larger deposit to minimise the ongoing outlays for maintaining the property or will have to take advantage of numerous tax benefits for negatively geared properties, or preferably both.

    The area also has a low-risk score which means investors should not be overly worried with their investments being compromised in any way.

    What are some of the metrics that form part of HtAG Analytics risk scores:

    • Floor risk;
    • Bushfire risk;
    • Costal and/or river erosion risk;
    • IRSAD;
    • Renter to owner ratio;
    • GRC;
    • Average age of properties;
    • Average monthly sales volume;
    • Average monthly rentals volume;
    • Error rate
    • Plus, over 60 other metrics…

    Let’s look at other important metrics that buttress or form part of the RCS:


    ISRAD score: 10 — the ISRAD metric highlights the socio-economic standards of the area in question. For Baulkham Hills, the score of 10 is a perfect score. This highlights Baulkham Hills as an affluent area which is a good foundation for those interested in investing in the area.

    Be patient, we need to look at other metrics.

    R|O Ratio: 45% — this is an unfavourable statistic. A high proportion of renters in the area is usually indicative of reduced liveability for the area. This is only a general rule of thumb which I would say does not play out in the context of Baulkham Hills. Why? I think the high proportion of renters is indicative of exactly opposite—people love living in Baulkham Hills but they rent instead of owning a property simply because of the reduced affordability on the one hand and low growth in rents on the others. This means that it is more affordable to rent than to buy in Baulkham Hills hence why people seem to be opting for the option more. The fact that its ISRAD indicates that it is a highly liveable area.

    See guys, this is a perfect indication of the danger of looking at one metric in isolation. In mots cases a high R|O Ratio is a bad sign, however, when we consider this statistic in the context of ISRAD and past capital growth, we can see that the rule of thumb does not apply to Baulkham Hills.
    Side note—a flow on effect of a rule of thumb is as follows:

    Balanced or favourable R|O ration = better liveability = higher hold periods = restricted supply = price growth.

    U|H Ratio: 17% — this is a balanced statistic and one that I personally do not think plays a role in decision making in the context of Baulkham Hills.

    The usual flow on effect is usually exemplified as such:

    Higher proportion of units = higher proportion of renters which = surplus in the supply of properties due to more change over (lower hold periods) in rental in comparison to owner occupier properties = subdued price and rental growth.

    With respect to Baulkham Hills, the subdued rental growth is mainly the result of the exorbitant growth in the capital growth domain.
    Remember this rule of property investing—it is very difficult to find areas that have seen a lot of growth in both domains. Usually, if one domain grows, the other does not.

    GRC: its GRC is favourable for a few reasons, most of which relate to the evident cyclicality in the market. This is suggestible of healthy market fundamentals—the cyclical nature of growth and decline immediately indicates that the area is not supported by a single industry or unfavourable demographics.

    A general rule of thumb is—is there are no cycles to the GRC and if there are also outlier sharp increases and decreases in the growth rate of an area, this is indicative of unbalanced market fundamentals with respect to industry and demographics.

    The only negative I can find with the GRC is the range between 2016-2018 which highlights that the overall cyclicality of the area was lots during this period plus the area saw a rather substantial negative growth of about -7% in 2018. I am interested to know why this is so?

    Overall, the GRC is forecasted to experience minor negative growth of about -3% in 2023 which will be followed by a small bounce. For those looking to invest on a long-term timeline, this should not be of concern.

    Supply Metrics

    Before I move on the statistics, I will say that all supply metrics for Baulkham Hills, NSW 2153 are all favourable, meaning that has been a restriction on the supply of new properties to the market. It is rare to see that all supply metrics are coloured green. Great sign!

    SoM%: 0.09% (8 listings)

    Inventory: 0.35 months

    Hold Periods: 13.8 years

    Not only are these statistics all very opportunistic, but their respective trend lines are moving all in accordance with putting more pressure on the restriction of the supply. The trend lines have alos seen a rather sharp decrease since 2020.

    SoM% trend line is reducing, rather dramatically = restricted supply = price growth all things being equal;

    Inventory trend line reducing, rather dramatically = restricted supply = price growth all things being equal;

    Hold periods increasing, rather dramatically = restricted supply = price growth all things being equal;

    On top of all of this BA Ratio is at 1.25%, which is rather balanced meaning that new property scheduled to be introduced into the area will not will not affect the reduced supply.

    Demand Metrics

    Demand metric, in combination with the supply metrics, highlight a perfect storm. Same as all of the supply metrics, all of the demand metrics are favourable and green! This is very rare.

    DoM: 23 — very opportunistic with the trend line gradually reducing since October last year. Great sign indicating an increasing demand

    Vacancy Rate: 0.86% (18 vacancies)— very opportunistic with the trend line sharply reducing since October last year. Great sign indicating an increasing demand for rental properties.

    Clearance Rates: 81.82%–I usually do not refer to vacancy rates when markets are cooling. This is especially pertinent in the context of rising interest rates. Most of the areas in australia have no recorded clearance rates. However, Baulkham Hills does not only have a recorded clearance rate, but its clearance rate is 81.82%, which is extremely favourable, indicating rampant demand.

    Overall, it is hard to believe that after sustained growth Baulkham Hills still has a lot of steam left!

    For a cheat sheet which highlights what are unfavourable, balanced and opportunistic statistics, refer to our Data Dictionary.

    If you want something similar with better metrics, have a look Hopers Crossing, VIC 3029 which I did an overview for recently (and which has a higher overall RCS score than Baulkham Hills).

  3. Situated in New South Wales, the suburb of Baulkham Hills, coded 2153, accommodates a population distributed across approximately 13,830 households. As observed in the third quarter of 2023, standard pricing of houses in Baulkham Hills stands at a substantial $1,759,179. What’s more, the median weekly rental rate touches $612, which resonates with an indicative yield of 1.81%. Although falling short of the 3% threshold considered attractive for cashflow-centric property investors, the yield score alone doesn’t conclude the complete investment picture.

    Possessing a robust IRSAD score of 1111 out of a maximum of 1217, Baulkham Hills boasts of residents with healthy socio-economic backgrounds, a positive attribute for prospective landlords hoping to secure reliable renters. A user-friendly renter to owner percentage of 22% eliminates struggles associated with over-saturation of rental properties, thus promising decent long-term returns while minimising risk. Similarly, the property ownership base sees a generous slant towards houses as opposed to units, signalled by a unit to house ratio of 17%, which further softens competition among landlords and ensures stable rental yields.

    Perhaps one consideration for potential property owners rests upon the suburb’s affordability index of 63 years for houses, significantly higher than the 31 year peak assumed comfortable for average earnings residents. This solidifies the suburb’s position as an upscale residential area, thus requiring greater economic commitment from potential investors.

    As far as supply metrics are concerned, Baulkham Hills’ property market presents favourable indicators. A stock on market percentage of a mere 0.11% and inventory levels sitting at 0.44 months, bear testament to a low supply scenario, an enticing proposition for investors aiming for capital appreciation. building approvals ratio for houses, meanwhile, is also low at 1.1%.

    Prompt closings are on the agenda, indicated by a days on market (DoM) average of 20 days – greatly less than the 35 days considered to be a cut-off for high-demand properties. A relatively reduced combined vacancy rate for houses and units at 1.81% hints towards consistent demand, while a buy search index of 4 projects a moderate buyer interest in the area’s realty.

    In the grand scheme of things, even though Baulkham Hills’ property market may show the occasional conservative metric, most key indicators do point towards a favourable prognosis for property investors. Nevertheless, to attain an all-encompassing bird’s eye view of the investment landscape, investors are encouraged to utilise tools such as HtAG Analytics’ Relative Composite Score (RCS) that amalgamates insights from over 80 metrics.

    It’s important to note that the above analysis provides a snapshot of current value metrics but doesn’t consider metric trends, which can also significantly influence investment decisions. Moreover, some metrics have greater importance than others based on various factors, a nuance that must be understood for a holistic analysis.

    Join HtAG Analytics to visualise these metrics trends, and gain a deeper understanding of their importance. By becoming part of HtAG Analytics, you will be empowered to make informed decisions, discerning which metrics are more significant in the context of your property investment strategy.

    This content serves to inform and does not constitute investment advice. Property investment involves risks and uncertainties, and professional advice should be sought before making any investment decisions. By leveraging expert guidance, potential investors can ensure a comprehensive understanding of the complex property investment landscape.

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