Dulwich Hill, NSW 2203
Inner West Council, New South Wales
Good to Know
Dulwich Hill, NSW 2203 is a high-value house market in the Inner West Council area, currently positioned as a long-hold capital growth submarket. Located about 8 km south‑west of Sydney CBD, Dulwich Hill is home to roughly 14,046 adults across 7,597 dwellings and currently records a vacancy rate of 1.23%.
According to HtAG Analytics, Dulwich Hill is exhibiting supply-constrained behaviour. Stock on Market sits at 0.20% and Inventory at 1.23 months — well below the ~3‑month balanced-market threshold — driving +5.3% YoY price growth and +4.4% YoY rent growth.
What the market data is signalling
House prices in Dulwich Hill are rising faster than rents, with +5.3% annual price growth versus +4.4% rent growth. Low available stock (0.20%) and tight inventory (1.23 months) are intensifying seller power, while a typical house value of $2,410,170 and a gross yield of 2.24% (below the 3% benchmark) point to capital-led returns rather than cashflow strength. For a visual snapshot of where this sits in the market, see the Markets in the Moment (MiM™) heatmap.
Who lives in Dulwich Hill — and why it matters for investors
Dulwich Hill scores an IRSAD decile of 10, signalling high socio‑economic advantage which tends to support lower long‑term volatility and stronger long‑cycle capital growth. At the same time the suburb records a renter/owner ratio of 46% (unfavourable) and a units/houses ratio of 70% (unfavourable) — both indicators that rental competition and supply composition can increase short-term turnover and tenant-driven volatility. See our IRSAD Crossover study for how socio‑economic structure and market outcomes interact.
Why suburb-level data matters for Dulwich Hill
Council or LGA averages can hide concentrated pockets like Dulwich Hill. Making a buy decision on the Inner West Council alone would obscure Dulwich Hill’s own dynamics: a typical house price of $2,410,170, a gross yield of 2.24%, ultra‑low Stock on Market at 0.20%, Inventory at 1.23 months and median days on market of 26 — all metrics that tell a different story than a broad‑brush view. Read more on methodology in our LGA vs Suburb research.
Get the full Dulwich Hill data guide for printable charts, local comparables and a downloadable PDF.
What's behind the RCS™ score of 50
The HtAG RCS™ score of 50 is a composite that balances three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one single rating. A mid‑range score like this signals a mix of upside and trade‑offs (strong capital signals but weak yield), so you should inspect the component sub‑scores to match the suburb to your strategy. Learn how the RCS™ is built. To drill into local drivers and scenario testing, open Dulwich Hill in HtAG Copilot.
Forward signals to watch
vacancy rate — currently 1.23%: a sustained balanced vacancy (1–3.5%) over 12–24 months would tend to support steady rental growth without the acute upward pressure that sub‑1% markets see.
building approvals ratio — currently 0.35%: this neutral reading implies a modest development pipeline, so supply shocks are unlikely but keep watch if approvals trend higher.
Sydney cycle phase: a city‑wide shift in the Sydney cycle would amplify or dampen local momentum in Dulwich Hill — for example, a broad upswing would likely accelerate price appreciation, while a downswing could expose the low‑yield weakness.
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RCS Breakdown
Dulwich Hill'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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Critical to know
Market Trends
Dulwich Hill's headline values — $2,393K to buy and $1,046PW to rent, a 2.27% gross yield. Over the past decade, prices have moved 55.09% and rents 40.81% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$2,393K 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.
$1,046PW today, with rent growth at (+4.9% YoY) compared to price growth (+4.82%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Dulwich Hill in its cycle - and is the 2.27% 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 Dulwich Hill's long-hold story?
Beyond the headline price, Dulwich Hill 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
Dulwich Hill'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
Dulwich Hill 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 Dulwich Hill 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 Dulwich Hill 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 Dulwich Hill - 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
Dulwich Hill 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 Dulwich Hill'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 Dulwich Hill 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
Dulwich Hill 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 Dulwich Hill 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 Dulwich Hill 2203 NSW is 12,069, with a median age of 38. Of those, 34.39% are married, 10.83% are divorced or separated, 50.73% are single and 3.99% are widowed.
The average household size is 2.2 people per dwelling, and the median household monthly income is estimated to be $11,096. The median monthly mortgage repayment for households in this suburb is $2,500 which is 22.53% of their earnings.
Source: ABS Census Data (2021)