Carlingford, NSW 2118
City Of Parramatta Council, New South Wales
Good to Know
Carlingford, NSW 2118 is a high-value house market in the Parramatta City Council area, currently positioned as a long-hold capital growth submarket. Located around 18 km north-west of Sydney CBD, Carlingford is home to roughly 28,044 adults across 11,524 dwellings and currently records a vacancy rate of 1.56%.
According to HtAG Analytics, Carlingford is exhibiting broadly balanced supply with steady buyer demand. Stock on Market sits at 0.45% and Inventory at 2.6 months — roughly aligned with the ~3-month balanced-market threshold — driving +6.1% YoY price growth and +5.0% YoY rent growth.
What the market data is signalling
Carlingford shows a classic capital-growth skew: one-year price growth of 6.1% is outpacing rent growth of 5.0%, while gross yields sit at 1.74% (below the commonly recommended 3%). This combination points to strong price momentum but weak near-term cashflow for buy-and-hold investors.
Supply markers are neutral — vacancy at 1.56%, Stock on Market at 0.45% and Inventory at 2.6 months — which supports ongoing price stability rather than sharp corrections. For a visual of relative momentum, see the Markets in the Moment (MiM™) heatmap.
Who lives in Carlingford — and why it matters for investors
Carlingford records an IRSAD of 1065, indicating an above‑average socioeconomic profile which typically correlates with lower rental volatility and steady long-cycle capital growth. The renter/owner split is neutral at 33.0%, while the units/houses ratio of 56.0% is unfavourable for house-focused investors because a higher unit share can mask supply dynamics that affect house demand. Read more in our IRSAD Crossover study.
Why suburb-level data matters for Carlingford
Suburb-level metrics like Carlingford’s typical house price of $2,387,581, gross yield of 1.74%, Stock on Market 0.45%, Inventory 2.6 months and days on market of 26 are the most reliable inputs for investment decisions — council or LGA averages can hide pockets with very different dynamics. Our methodology and reasoning are explained in LGA vs Suburb research.
For a printable summary, see the full Carlingford data guide.
What's behind the RCS™ score of 47
HtAG’s RCS™ composite score of 47 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one rating to help match local markets to investor strategy. Inspecting the sub-scores is important because Carlingford’s profile (strong capital growth but weak yield) suits long-hold growth strategies more than yield-first approaches. Learn more about how the RCS™ is built.
open Carlingford in HtAG Copilot to inspect the sub-score breakdown and scenario testing.
Forward signals to watch
The vacancy rate — currently 1.56%: sustained readings in the balanced band over 12–24 months typically support steady rental growth and limit downside risk to capital values from tenant shortages or oversupply.
The building approvals ratio — currently 1.16%: a neutral approvals reading suggests supply additions are moderate; if approvals trend higher for several consecutive quarters it could ease price pressure, while a fall would tighten supply further.
The Sydney cycle phase: a city‑wide shift in the Sydney cycle (e.g. from expansion to slowdown) would typically moderate Carlingford’s local momentum and could compress transaction volumes and price growth if prolonged.
Does this area meet your investment goals?
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RCS Breakdown
Carlingford'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
Carlingford's headline values — $2,387K to buy and $796PW to rent, a 1.73% gross yield. Over the past decade, prices have moved 66.25% and rents 45.09% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$2,387K 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.
$796PW today, with rent growth at (+5.0% YoY) compared to price growth (+6.14%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Carlingford in its cycle - and is the 1.73% 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 Carlingford's long-hold story?
Beyond the headline price, Carlingford 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
Carlingford'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
Carlingford 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 Carlingford 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 Carlingford 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 Carlingford - 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
Carlingford 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 Carlingford'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 Carlingford 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
Carlingford 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 Carlingford 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 Carlingford 2118 NSW is 22,184, with a median age of 38. Of those, 60.62% are married, 8.16% are divorced or separated, 27.21% are single and 4.02% are widowed.
The average household size is 3.0 people per dwelling, and the median household monthly income is estimated to be $8,724. The median monthly mortgage repayment for households in this suburb is $2,500 which is 28.66% of their earnings.
Source: ABS Census Data (2021)