Mascot, NSW 2020
Bayside Council, New South Wales
Good to Know
Mascot, NSW 2020 is a high-value house market in the Bayside Council area, currently positioned as a long-hold capital growth submarket. Around 7 km south of Sydney CBD, Mascot is home to roughly 21,591 adult residents across 11,410 dwellings and its vacancy rate sits at 2.29%.
According to HtAG Analytics, Mascot is exhibiting tight supply with ongoing price and rent momentum. Stock on Market sits at 0.30% and Inventory at 2.26 months — slightly below the ~3-month balanced-market threshold — driving +7.6% YoY price growth and +6.8% YoY rent growth.
What the market data is signalling
Mascot shows concurrent strength in both capital and rental markets: +7.6% annual price growth and +6.8% annual rent growth, while the indicative gross yield sits at 2.95% — just under the common 3% cashflow benchmark. Extremely low Stock on Market at 0.30% alongside fast turnover (20 days on market) point to constrained listings and strong demand for the available house stock.
Place this momentum on a live map with the Markets in the Moment (MiM™) heatmap.
Who lives in Mascot — and why it matters for investors
Mascot scores an IRSAD decile of 10, indicating high socio‑economic advantage that typically supports longer‑term price resilience. At the same time the renter/owner split is 57% renters (an unfavourable mix for owner-occupied stability) and the units/houses ratio is 82% (unfavourable), meaning houses are a smaller, more contested stock within a high‑unit area.
Affordability is stretched — the index implies approximately 88 years at current incomes — which changes who can bid in this market and increases sensitivity to rate cycles. Read the IRSAD Crossover study to understand why socio‑economic mix shifts investment outcomes.
Why suburb-level data matters for Mascot
Council or city averages can hide pockets like Mascot; your decision should rest on Mascot's own metrics. For houses here the typical price is $2,104,706, the indicative gross yield is 2.95%, Stock on Market is 0.30%, Inventory is 2.26 months and median days on market are 20 — a profile of high values, compressed yields and tight listings that won't be obvious from broader aggregates.
For more on why localised screening matters see LGA vs Suburb research. Access the full Mascot data guide for downloadable charts and printable metrics.
What's behind the RCS™ score of 34
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one composite score. A 34 overall reflects trade-offs here: strong capital momentum but compressed yields and stretched affordability mean sub‑scores will differ and matter for strategy selection. Learn more about how the RCS™ is built.
open Mascot in HtAG Copilot to inspect the sub‑score breakdown and scenario testing for houses.
Forward signals to watch
The vacancy rate — currently 2.29%: a broadly balanced vacancy that supports steady rent growth if maintained; a sustained fall below 1% would accelerate rental pressure over 12–24 months.
The building approvals ratio — currently 0.15%: very low approvals relative to stock, signalling limited new house supply and ongoing scarcity pressure on prices.
The Sydney cycle phase: because Mascot sits close to the CBD, a city‑wide shift (acceleration or slowdown) would amplify local momentum; an Sydney upswing would likely lift demand here, while a city correction would increase downside risk.
Does this area meet your investment goals?
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RCS Breakdown
Mascot'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
Mascot's headline values — $2,104K to buy and $1,196PW to rent, a 2.95% gross yield. Over the past decade, prices have moved 47.97% and rents 58.81% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$2,104K 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.
$1,196PW today, with rent growth at (+6.77% YoY) compared to price growth (+7.6%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Mascot in its cycle - and is the 2.95% 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 Mascot's long-hold story?
Beyond the headline price, Mascot 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
Mascot'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
Mascot 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 Mascot 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 Mascot 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 Mascot - 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
Mascot 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 Mascot'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 Mascot 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
Mascot 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 Mascot 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 Mascot 2020 NSW is 19,057, with a median age of 30. Of those, 36.35% are married, 6.92% are divorced or separated, 54.52% are single and 2.27% are widowed.
The average household size is 2.5 people per dwelling, and the median household monthly income is estimated to be $9,576. The median monthly mortgage repayment for households in this suburb is $2,600 which is 27.15% of their earnings.
Source: ABS Census Data (2021)