Campbelltown City Council
New South Wales
Good to Know
Campbelltown NSW is a high-value house market in the Campbelltown NSW area, currently positioned as a long-hold capital growth submarket. It is home to roughly 176,519 adults across about 83,536 dwellings, with a vacancy rate of 1.66%.
According to HtAG Analytics, Campbelltown NSW is exhibiting supply-constrained, demand-led conditions. Stock on Market sits at 0.8% and Inventory at 1.8 months — well below the ~3-month balanced-market threshold — driving +9.2% YoY price growth and +5.1% YoY rent growth.
What the market data is signalling
Campbelltown NSW shows capital growth running ahead of rental gains: prices are up 9.2% (1-year) while rents have risen 5.1% (1-year). That split, combined with a gross yield of 2.89% (below the 3% recommended minimum) and an Inventory reading of 1.8 months, signals a market currently rewarding capital appreciation more than immediate cashflow. Consult the Markets in the Moment (MiM™) heatmap to see how this price/rent dynamic compares across other areas.
Who lives in Campbelltown NSW — and why it matters for investors
Campbelltown NSW posts an IRSAD of 950, which is above the recommended minimum value and suggests household incomes and amenity demand are supportive of price resilience. The renter/owner split sits at 35.0% (neutral), so the market combines owner-occupier stability with a meaningful rental cohort — a mix that can moderate short-term volatility while still allowing for strong long-cycle growth. See our IRSAD Crossover study for how socio-economic status links to price performance.
Why Campbelltown NSW is a screening layer, not a final answer
Council-level averages blend many different suburbs and pockets; treating the LGA as a final investment decision risks missing local variation. Campbelltown NSW’s own metrics — a typical house price of $1,120,117, gross yield of 2.89%, Stock on Market 0.8%, Inventory 1.8 months and median days on market 29 — are the data that should drive site-level due diligence rather than broad council averages. For more on why location scale matters, read LGA vs Suburb research.
What's behind the RCS™ score of 43
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite. An overall score of 43 signals a market with reasonable growth prospects but constrained yield, so the sub-score breakdown is essential to match Campbelltown NSW to your strategy. Learn more about how the RCS™ is built. To dig deeper, open Campbelltown NSW in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.66%: sustained balanced vacancy over 12–24 months typically supports steady rental growth without extreme upward pressure on rents, pointing to manageable tenant turnover and rental inflation.
The building approvals ratio — currently 1.39%: this neutral/balanced approvals reading suggests new supply is material but not overwhelming, so fresh stock is unlikely to suddenly depress prices unless approvals accelerate sharply.
The Sydney cycle phase: any city-wide shift in Sydney’s cycle (strongening, plateauing or weakening) would alter buyer sentiment and demand momentum locally — a downturn in the metro cycle would likely slow Campbelltown NSW’s price momentum, while an upswing would amplify it.
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RCS Breakdown
Campbelltown City Council'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
Campbelltown City Council's headline values — $1,120K to buy and $622PW to rent, a 2.88% gross yield. Over the past decade, prices have moved 93.01% and rents 49.76% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,120K 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.
$622PW today, with rent growth at (+5.05% YoY) compared to price growth (+9.21%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Campbelltown City Council in its cycle - and is the 2.88% 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 Campbelltown City Council's long-hold story?
Beyond the headline price, Campbelltown City Council 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
Campbelltown City Council'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
Campbelltown City Council 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 Campbelltown City Council 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 Campbelltown City Council 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 Campbelltown City Council - 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
Campbelltown City Council 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 Campbelltown City Council'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 Campbelltown City Council 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
Campbelltown City Council 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 Campbelltown City Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
2020-2021 Property Market Outlook for Campbelltown, NSW
The local government area (LGA) of Campbelltown is in the urban area of Sydney. The LGA is inland from the centre of the state capitol in an area called Greater Western Sydney. Then average price of property here is A$624,387, which is the lowest median price of all of the LGAs in the Greater Sydney region. The low prices found in Campbelltown make it the most accessible property market in the region.
The property market in Sydney rose rapidly over the last decade and overheated. Now, the region is going through a correction, with every LGA in Greater Sydney showing price falls in the last quarter, except for the internationally renowned districts at the centre of the metropolis.
House prices fell in all surrounding LGAs fell in the last quarter except for Wollondilly Shire Council, immediately to the West of Campbelltown, where prices rose 0.49 percent. Campbelltown City house prices fell by 3.34 percent. Sutherland Shire to the East fell even further: by 7.31 percent. Wollongong City to the South East is less influenced by the Sydney market, but house prices fell there too fell – by 2.55 percent. The other neighbouring LGAs – Camden and Liverpool City fell by 2.86 and 2.67 percent respectively.
Sales levels for houses in Campbelltown City were respectable at 219 during the last quarter. This shows that the price falls were believable and not due to some local market glitch, such as a bankrupt developer selling out and creating an exceptional influence on the market. By comparison, Wollondilly Shire, which covers a much larger geographical area, got house price gains over just 85 house sales.
Campbelltown price growth in 2019 for units
The market for units in Campbelltown has less turnover than the market for houses, with 16 units sold in the last quarter. Unit prices are falling at roughly the same rate as the market for houses – a fall of 3.4 percent. Unit prices in all neighbouring LGAs also fell. Unit prices fell by 1.16 percent in the last quarter in Wollongong, which was the best performance in the area. Unit prices fell by more than 4 percent in all other adjacent LGAs.
Demand for both houses and units for sale in Campbelltown is very high compared to national statistics. In the rental sector, demand for units is higher than the national average, while demand for houses outstrips demand nationwide.
Rent levels are falling both for houses and for units. However, not as fast as sales prices. The result of this position is that yields have ramped up in the house rental sector – up to 3.82 percent, from very low levels previously.
Demand Profile for Cambelltown houses and units
Looking at the demand profile of property sales in Campbelltown over the past year, it can be seen that 3-bedroomed houses sell in higher volumes than other property types, with four-bedroomed houses coming in a close second. Almost all five-bedroomed houses sold over the last year were houses, with just a few five-bedroomed semi-detached properties being sold and no other property type in the five bedroomed sector. All of the one-bedroomed sales were units, with none of the one-bedroomed properties sold in the LGA being houses.
House prices in Campbelltown Council Area
The historic price chart and forecast for house sales and rentals in Campbelltown shows some good news. Prices rose consistently up until Q4 2017, when they peaked at an average of A$660,000. Prices have been a little flat to receding since then, receding to an average of A$620,000. HtAG expects that house prices will stay stable for the next two years, falling slightly to A$610,000. Overall, the housing market in Campbelltown represents a safe haven over the next few years, when prices are expected to be challenging throughout Australia.
Sales volumes have dropped dramatically in Campbelltown since Q3 2017. In that quarter, there were 580 houses sold, but only 220 units sold in Q3 2019. The highest house sale level in history in Campbelltown was 700 in Q4 2017. Now the rental sector for houses is the largest division of the housing market in Campbelltown.
The rental market has seen a constant rise in volume since HtAG records began. In the last quarter, 990 rental contracts were completed – a much greater turnover than the number of house sales completed.
Rent prices haven’t fallen since 2009 until the last quarter, when the average rent level fell from a three-year plateau of A$460 down to A$450. HtAG forecasts see rent levels remaining at the same level for the next two years. With sales prices expected to fall slightly in that period, rental yields should rise.
HtAG’s bedroom-level forecasts are currently using a beta model source, so expect these forecasts to be revised once the model is fine-tuned by our data science team.
The market cycle graph above amplifies the message shown in the sales forecast graph above. Prices for houses in Campbelltown have increased in every year until 2019. Prices will fall in the next two years, but the rate of decline will reduce. The decreasing rate of price falls over the next two years suggest that prices should return to an increase in 2022.
The heat map shows that prices fell in just about every district of the LGA. Only Glen Alpine, Holsworthy, Kearns, Macquarie Links, Denham Court, Blair Athol, and Airds showed price rises in the last quarter. Of those, Glen Alpine had the smallest rise with 0.12 percent and Airds had the largest price increase of 2.06 percent. The area with the biggest price fall was in Bardia at 7.87 percent.
Annual price growth for Campbelltown houses
Price movements are mixed, with no clear pattern to rises and falls. For example, there is no side of the LGS that does better than the other.
The scatter plot above gives a little more clarity on the market for houses in Campbelltown. Although there isn’t much guidance in the heatmap about, the scatter plot shows where the sales are focused. West-Central Campbelltown clearly shows where all the sales activity is in the LGA.
Campbelltown City unit prices
The housing market in Campbelltown is dominated by houses – both the rental and sales sector for units is much smaller than their house counterparts. For example, in the last quarter, 220 houses sold, but there were just 16 units sold; 990 rental contracts for houses were completed in the quarter and 310 contracts were signed for units.
Unit sales hit their highest level in Q4 2016 with 48 sales from which point, sales volumes declined to only 11 sales in Q1 2019. Since then, sales volumes have increased slightly, up to 16 sales in the last quarter. The average unit sale price reached its highest level in Q1 2017 at A$440,000 and stayed at that level until Q2 2018, when the average price fell to A$430,000. The average unit price fell to A$410,000 in the second half of 2019.
HtAG forecasts expect the average unit price to return to A$440,000 by Q3 2021 with quarterly sales remaining at 16 units.
Unit rental volumes per quarter have risen constantly since HtAG records began, reaching 310 contracts in the last quarter. HtAG expects this rise to continue up to 360 contracts in Q4 2021. Rent levels peaked in Q4 2017 with an average rental of A$370. The average rent in Campbelltown has fallen since then, reaching A$340 in the last quarter. HtAG analysis expects rent prices to recover up to A$350 in Q4 2021.
The market cycles graph for unit sales in Campbelltown show that constant price rise and the sudden negative cycle in prices in 209 and 2019. The HtAG forecast of a return to price rises I 2020 and 2021 is shown clearly in the graph above.
The area heat map for the LGA only includes two zones that showed unit sales in the last quarter. There are Campbelltown proper and Leumeah.
Annual price growth for Campbelltown units
While the units sold in Campbelltown showed an average price falling by 2.09 percent, sales in Laumeah had an increased average price with a rise of 1.28 percent. A note of caution, however, lies in the sales volume, with only three unit sales in Leumeah in the quarter. Low sample sizes are very susceptible to influence by outliers. One exceptional property sold in the quarter will unduly influence the average price The same observation can be made for the Cambelltown zone, where that average price increase was measured over just nine sales.
The scatter plot above shows that most of the sales activity for units in the last quarter occurred in the West-Central area of the LGA. This map also illustrate how sparse unit sales are in the LGA.
Conclusion
Although all of the Sydney urban area is facing prospects of property price falls in the near future, Campbelltown should be a little more attractive to long-term investors than other LGAs in the Sydney area. The prospects for improving yields in the house rental market I a draw, and also the fact that Campbelltown is the most affordable LGA in the Sydney area.
The historically low prices n Campbelltown makes this LGA more accessible to first time buyers and outsiders moving to Sydney for work from other areas of the country that don’t achieve such high prices as Sydney. Smart investors should, perhaps look for price security in the house sales market of Campbelltown.
Are you a real estate professional with an extensive knowledge of the Campbelltown, NSW property market? Our members would love to hear from you! Share your insights in a comment below.