Blacktown, NSW 2148
Blacktown City Council, New South Wales
Good to Know
Blacktown, NSW 2148 is a tightly-held house market in the Blacktown City Council area, currently positioned as a long-hold capital growth submarket. Located about 34 km west of Sydney CBD, Blacktown is home to roughly 50,961 adult residents across 21,777 dwellings, with a vacancy rate of 1.46%.
According to HtAG Analytics, Blacktown is exhibiting a supply-constrained yet balanced market. Stock on Market sits at 0.30% and Inventory at 2.27 months — just below the ~3-month balanced threshold — driving +5.0% YoY price growth and +3.5% YoY rent growth.
What the market data is signalling
House prices in Blacktown are outpacing rents: 1-year price growth is +5.0% while 1-year rent growth is +3.5%, which is compressing the indicative gross yield to 2.72% (below the recommended 3% threshold). At the same time, Stock on Market is an opportune 0.30% and Inventory is a neutral 2.27 months, suggesting tight supply underpins recent price gains even as rental returns remain modest. For a live, comparative view see the Markets in the Moment (MiM™) heatmap.
Who lives in Blacktown — and why it matters for investors
Blacktown sits on an IRSAD decile of 4, indicating below-average relative socio-economic disadvantage; that profile tends to increase sensitivity to cyclical rental and price shocks compared with higher-IRSAD suburbs. Household structure and tenure mix are balanced: renter/owner is 43% (neutral) and units/houses is 38% (neutral). With an adult population of 50,961 across 21,777 dwellings, these demographic signals matter for expected volatility and tenant demand — see the IRSAD Crossover study for how socio-economic crossover affects growth.
Why suburb-level data matters for Blacktown NSW 2148
Council-level averages can mask pockets of very different performance. For Blacktown you should base decisions on the suburb's own metrics: a typical house price of $1,240,855, a gross yield of 2.72%, Stock on Market at 0.30%, Inventory 2.27 months and median days on market 41 days show a market with tight supply and stronger capital orientation but limited cashflow. Read more on why granular analysis matters in our LGA vs Suburb research. For the detailed print-ready data, download the full Blacktown NSW 2148 data guide.
What's behind the RCS™ score of 68
The HtAG RCS™ composite score of 68 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one readout. A single score hides the trade-offs (for example, stronger capital potential versus weaker rental yield), so review the sub-scores to match the market to your strategy. Learn more about how the RCS™ is built. To investigate further, open Blacktown in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.46%: sustained neutral vacancy around this level implies rental market stability but limited upside for rapid rent inflation over 12–24 months.
The building approvals ratio — currently 0.66%: a neutral approvals read suggests development risk is not extreme, so supply-side shocks are unlikely to flood the market in the short term.
The Sydney cycle phase: a material shift in the broader Sydney cycle (either acceleration or slowdown) would amplify local momentum in Blacktown, affecting both price growth and rental demand.
Does this area meet your investment goals?
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RCS Breakdown
Blacktown'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
Blacktown's headline values — $1,217K to buy and $649PW to rent, a 2.77% gross yield. Over the past decade, prices have moved 62.81% and rents 51.99% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,217K 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.
$649PW today, with rent growth at (+3.34% YoY) compared to price growth (+2.91%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Blacktown in its cycle - and is the 2.77% 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 Blacktown's long-hold story?
Beyond the headline price, Blacktown 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
Blacktown'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
Blacktown 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 Blacktown 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 Blacktown 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 Blacktown - 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
Blacktown 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 Blacktown'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 Blacktown 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
Blacktown 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 Blacktown 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 Blacktown 2148 NSW is 41,130, with a median age of 34. Of those, 49.91% are married, 10.56% are divorced or separated, 34.52% are single and 5.03% are widowed.
The average household size is 2.9 people per dwelling, and the median household monthly income is estimated to be $7,740. The median monthly mortgage repayment for households in this suburb is $2,094 which is 27.05% of their earnings.
Source: ABS Census Data (2021)