Lakemba, NSW 2195
Canterbury-Bankstown Council, New South Wales
Good to Know
Lakemba, NSW 2195 is a tightly-held house market in the Canterbury-Bankstown Council area, positioned as a long-hold capital growth submarket. Located around 13 km south‑west of Sydney CBD, Lakemba is home to roughly 17,092 adults across 6,880 dwellings, with a current vacancy rate of 1.38%.
According to HtAG Analytics, Lakemba is exhibiting a mix of tight listing supply and balanced market depth. Stock on Market sits at 0.36% and Inventory at 3.64 months — slightly above the ~3‑month balanced‑market threshold — driving +7.6% YoY price growth and +6.4% YoY rent growth.
What the market data is signalling
Price growth (+7.6% over 12 months) is running slightly ahead of rent growth (+6.4%), while listings are scarce (0.36% Stock on Market). That mix points to capital appreciation pressure supported by tight supply, but yields are compressed — the indicative gross yield for houses is 2.73%, below the commonly recommended 3% minimum. For a visual of where Lakemba sits now, see the Markets in the Moment (MiM™) heatmap.
Who lives in Lakemba — and why it matters for investors
Lakemba records an IRSAD decile of 1, indicating relative socioeconomic disadvantage. The suburb also shows a high renter share (58%) and a heavy units/house mix (80% units relative to houses), which together increase tenant demand volatility and can compress owner‑occupier stability. Read our IRSAD Crossover study for how socio‑economic context translates into longer‑term growth patterns.
Why suburb-level data matters for Lakemba
Council averages can mask pockets like Lakemba: decisions should rest on the suburb’s own metrics. For Lakemba houses the typical price is $1,491,484, indicative gross yield 2.73%, Stock on Market 0.36%, Inventory 3.64 months and median days on market 33 — a profile of scarce listings, modest turnover time and compressed cashflow. For more on why localised metrics change the investment case, see our LGA vs Suburb research.
What's behind the RCS™ score of 17
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one composite number. Lakemba’s overall RCS of 17 reflects compressed yields, tight listings and affordability stress; reading the component sub‑scores is essential to match the suburb to a strategy (growth vs income vs risk‑minimised). Learn more about how the RCS™ is built. To explore Lakemba further, open Lakemba in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.38%: sustained sub‑2% vacancy typically supports rental growth and reduces downside risk to rents over 12–24 months, but it also reflects limited churn for buyers seeking yield.
The building approvals ratio — currently 1.34%: this neutral reading suggests development activity is present but not at levels that will rapidly expand local housing supply; monitor for any sustained rise above the neutral band.
The Sydney cycle phase: a city‑wide easing or acceleration would change local momentum — if Sydney moves into weaker phases it could slow Lakemba’s price growth, while a broader upswing would amplify existing capital gains pressure.
Does this area meet your investment goals?
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RCS Breakdown
Lakemba'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
Lakemba's headline values — $1,466K to buy and $786PW to rent, a 2.78% gross yield. Over the past decade, prices have moved 42.43% and rents 54.21% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,466K 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.
$786PW today, with rent growth at (+6.06% YoY) compared to price growth (+5.81%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Lakemba in its cycle - and is the 2.78% 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 Lakemba's long-hold story?
Beyond the headline price, Lakemba 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
Lakemba'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
Lakemba 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 Lakemba 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 Lakemba 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 Lakemba - 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
Lakemba 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 Lakemba'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 Lakemba 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
Lakemba 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 Lakemba 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 Lakemba 2195 NSW is 12,864, with a median age of 32. Of those, 55.12% are married, 9.83% are divorced or separated, 31.20% are single and 3.88% are widowed.
The average household size is 3.1 people per dwelling, and the median household monthly income is estimated to be $5,140. The median monthly mortgage repayment for households in this suburb is $1,712 which is 33.31% of their earnings.
Source: ABS Census Data (2021)