Blacktown City Council, NSW

Blacktown City Council is a local government area in Western Sydney, Australia. It is located on the Cumberland Plain, about 35 kilometres (22 miles) west of Sydney’s central business district. The City of Blacktown was established in 1906 as the Blacktown Shire and changed its name to the Municipality of Blacktown in 1961 before obtaining city status in 1979.

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It has an area of 246.9 square kilometres (95.3 sq mi). Cr. Tony Bleasdale, OAM, a member of the Australian Labor Party, was elected Mayor of Blacktown City Council on 9 October 2019 after the resignation of Stephen Bali, MP.

Professionals account for 19.0 % of employment in Blacktown, followed by Clerical and Administrative Workers at 16.4 %, Technicians and Trades Workers at 12.7 %, Machinery Operators and Drivers at 11.0 %, and Labourers at 10.2 %.

The typical weekly personal income for Blacktown residents aged 15 years and older is $672.

In Blacktown, 77.9 % of inhabited private homes are detached houses, 16.1 % are semi-detached, row or terrace houses, townhouses, or other dwellings, 5.2 % are flats or apartments, and 0.4 % are other housing.

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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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Upgrade to Personal Plan to see Yield data.
Upgrade to Starter Plan to see Demand Profile data.
Upgrade to Professional Plan to see Buy & Rent Search Index data.

How to use this Dashboard

This interactive dashboard illustrates the trends for key real estate metrics in the area. Use these metrics to determine potential return on investment from this property market and its’ sub-markets.

Upgrade to Personal Plan to unlock the trend forecast section on the Price, Rent & Yield graphs.

Get the Professional Subscription to see trends for advanced metrics such as Buy & Rent Search Index that indicate real estate demand and supply in this LGA.

Upgrade to Professional Plan to see Growth Rate Cycle data.

Property Market in Blacktown City Council, NSW

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

Blacktown City Council is surrounded by 6 other council areas – Hawkesbury, The Hills Shire, Cumberland, Penrith, Parramatta, Fairfield.

Suburbs/localities in this Local Government Area: Dean Park 2761, Dharruk 2770, Doonside 2767, Eastern Creek 2766, Acacia Gardens 2763, Emerton 2770, Glendenning 2761, Glenwood 2768, Hassall Grove 2761, Hebersham 2770, Huntingwood 2148, Kellyville Ridge 2155, Kings Langley 2147, Kings Park 2148, Lalor Park 2147, Lethbridge Park 2770, Marayong 2148, Marsden Park 2765, Minchinbury 2770, Mount Druitt 2770, Oakhurst 2761, Parklea 2768, Plumpton 2761, Prospect 2148, Quakers Hill 2763, Riverstone 2765, Bidwill 2770, Rooty Hill 2766, Ropes Crossing 2760, Schofields 2762, Seven Hills 2147, Shalvey 2770, Shanes Park 2747, Stanhope Gardens 2768, The Ponds 2769, Blackett 2770, Tregear 2770, Blacktown 2148, Whalan 2770, Willmot 2770, Woodcroft 2767, Bungarribee 2767, Arndell Park 2148, Colebee 2761

2 thoughts on “Blacktown City Council, NSW”

  1. 2019 Property Market Outlook for Blacktown, NSW

    Blacktown lies on the edge of the crowded urban area of Sydney. This local government area (LGA) is less densely packed than nearby localities just a few kilometres to the East. Despite being more spacious than Inner Sydney, the LGA’s property market did not perform as well as those city centre districts in 2019.

    As the map below shows, this phenomenon was not unique to Blacktown. All of the outer suburban districts fared much worse than prestigious central addresses. However, other outer LGAs fared worse than Blacktown.

    The map of the areas around Sydney shows that the market for houses in most of the city’s LGAs lost value during 2019 Q3. The Hills Shire, Shire of Hornsby, City of Parramatta, and Cumberland LGAs all had greater price falls than Blacktown at 5.83 percent, 6.77 percent, 6.34 percent, and 6.99 percent respectively. Prices fell in Fairfield, to the south by 4.22 percent, which was not as far as the drop in Blacktown, which was 4.42 percent. The rural localities surrounding Sydney all experienced price falls, but not as much as the ring of the city’s outer suburbs. Only a few areas at the high-priced heart of Sydney managed to escape falls in house values over Q4 2019.

    The market for units in Blacktown also fell in value over the past year – by 5.57 percent. This poor performance is duplicated in surrounding districts, with all of the outer suburbs seeing unit prices fall by as much as 8.01 percent.

    The market for units in Blacktown and all of its immediate neighbours is very small compared to the number of house sales. In the third quarter of 2019, there were only 14 units sold in the area, compared to 310 houses.

    In Blacktown, the median price for houses, at $746,517, is considerably higher than the median price for units at $421,209. However, both property types fell in price by more than 5% during the last year.

    A fall of 2.48 percent in rent values for houses should have squeezed the buy-to-let sector. However, that fall was not as deep as the fall in purchase prices for houses in the LGA and so the profitability of rented houses increased slightly by 0.88 percent. The rental value of units in the area rose during the period, bringing profitability back to life after a previous quarter that showed almost 0% yield at all for those who rent out units.

    There isn’t much demand for rental properties in Blacktown, with the turnover in rental for both houses and units being considerably lower than the national average. In the sales market, demand for houses is higher than the national average, while demand for units is considerably lower than the average for all LGAs in the country.

    The graph above sheds further light on the Blacktown property market. Three and four-bedroom houses are by far the most in-demand property type and size in the LGA. There are far fewer sales of two-bedroom houses than two-bedroom units. Almost all of the five-bedroom properties sold in Blacktown over the last year were houses.

    Housing Market Outlook for Blacktown in 2019-2020

    The market for houses in Blacktown is much more important than the unit market. The house rental market has more volume than the sales market. In Q4 of 2019, 310 sales contracts were signed and 2,100 rental agreements were completed in the market for houses.

    HtAG graphs show the long-term view of the house market in Blacktown, both for sales and for rentals. The sales of houses continued to increase from 2007 up to the end of 2017 – with a couple of slight dips along the way.

    Since the beginning of 2017 house sale volumes have fallen and HtAG predicts that this trend will relent a little, but with volumes still much lower than their peaks earlier in the decade. Rising demand caused prices to rise and similarly, falling demand for houses has marched in step with falling median prices. HtAG expects that the small rises in demand in the forthcoming quarters will not drive prices higher.

    Rental volumes in Blacktown have been steadily increasing since the beginning of 2017. The value of rents hasn’t increased at the same trajectory as the volume of rentals. However, HtAG forecasts that the next two years will see both volumes and prices increase in the Blacktown rental market.

    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.

    Since 2007, house price changes stayed in positive territory until the beginning of 2018. Since that date, prices have continued to fall in Blacktown and HtAG forecasts that this fall will continue until 2020. HtAG predicts that the rate of price falls will slow from a bottom of 6.62 percent at the beginning of 2020.

    The close-up heatmap of the Blacktown LGA shows a mixed picture in terms of market growth. Overall, the LGA showed a fall in the average price as 5.57 percent. However, some areas of Blacktown experienced price growth. The Mount Druitt area experienced price growth of 1.22 percent in Q4 2019. Dean Park, and Parklea also showed small price gains. The highest price growth in the house sales market occurred in Shalvey, which had a 2.48 percent price increase.

    The largest price falls occurred in the South-East of the LGA, particularly in Blacktown (5.87 percent), Lalor Park (5.5 percent), and Seven Hills (5.31 percent).

    The scatter map above shows that the highest value properties are located along the East of the LGA and the lowest prices are found in the Lethbridge Park and Tregear districts.

    Market Outlook for Blacktown Units in 2019-2020

    Both the sales and rental markets in Blacktown are much smaller for units than they are for houses. Within this property type, there are generally about ten times more rentals than sales.

    As with the market for houses, both sales volumes and prices for units rose until 2017 Q4 with 74 sales and a median price of $450,000. Since that period, both sales volume and median prices been falling. Unit sales fell sharply during 2018. HtAG estimates that unit sales will increase over the next two years, but at lower median prices.

    The rental market has shown a stead rise in volumes since 2007, but erratic rent levels. Median ental prices have increased slightly since the beginning of 2018 from $380 to $390. HtAG predicts that this trend will continue along with an increase in volumes.

    The price change graph shows that, while median prices continued to climb all the way up to 2017-2018 where they reached a peak of 15% annual growth, the rate of increase began to fall in 2015. This rate of change fall continues through 2018 into negative territory. HtAG forecasts that this trend will bottom out in 2020. Median price will continue to fall through 2020, but at a lower rate of change.

    The heatmap for unit sales in Blacktown is not as comprehensive as the map for house sales in the LGA because very few areas experienced the completion of unit sales during the period. However, the map below shows that prices for units fell in all reported areas. There were two unit sales in Q4 2019 in the Mount Druitt and they lowered the median price levels in that area by 2.69 percent. Falls in Blacktown and Kellyville Ridge were greater with price growth figures of -5.62 percent and -5.85 percent respectively.

    As with the scatter plot for house sales, the graph above, showing unit sale prices shows higher prices in the East of the LGA and lower prices in the West.

    Conclusion

    All of the urban area of Sydney has benefited from strong demand for property for most of this century. However, a cooling economy and lower demand has seen prices falling since 2018. Those hoping to invest in Blacktown would be advised to wait for the market to bottom out. HtAG analysis shows that median price for both houses and units will continue to fall though the forecast period, but at a slowing rate of decline reaching a point of reversal sometime in 2020.

    The cheaper areas of the LGA, over to the South-West show a better chance of increasing in price in both the house and unit sales markets. Focus particularly on the Mount Druitt, Bidwill, and Willmot for capital growth.

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

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