Bilambil NSW Property Investment

CAUTION — $1,650,385 median with 9.0%/yr growth over 5 years.

Bilambil has compounded at 9.0%/yr over 5 years — a house that cost $1,072,637 in 2021 is worth $1,650,385 today. Properties are sitting on market for 49 days (roughly balanced conditions). At the same growth rate, today's median reaches $2,539,322 by 2031.

• Median house: $1,650,385 | Units: $750,888
• Gross yield: 2.7% | Net yield: 1.2%
• 5yr price CAGR: 9.0%/yr | 3yr forecast: 13.5%/yr
• Population: 441 | Owner-occupier rate: 75% | Affluence: Average

• Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline

• Vacancy: 3.0% (stable) | Rental demand: Moderate
• Median weekly rent: $850/wk | Days on market: 49 (worsening)
• Tenant market — vacancy elevated, negotiate hard on rent.

• Median nightly rate: $563/night | Occupancy: 40%
• Estimated annual STR gross: ~$82,170/yr
• vs long-term rent: $44,200/yr (+86% STR premium — factor in higher management costs)

• Gold Coast Light Rail Stage 4 (Airport Extension) (Under Procurement)
• Transport: Conservation station 10.6km away

If Bilambil maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,897,943 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Bilambil pull back 10-15% from $1,650,385, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

• Distance from CBD may limit long-term capital growth potential

• Barrack Point (NSW): $1,673,441 median, 2.6% yield, 1.8% 1yr growth
• Campsie (NSW): $1,782,045 median, 2.4% yield, 1.5% 1yr growth
• Lakemba (NSW): $1,413,551 median, 2.9% yield, 18.9% 1yr growth

Bilambil carries elevated risk that outweighs potential returns at current levels. A boom market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.

• Entry range: $1,485,346 – $1,815,424
• Minimum gross yield to target: 4.5%
• Watch signal: vacancy dropping below 2% and days on market falling below 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.