Leura NSW Property Investment
Blue Mountains · 2780 · Score: 54/100 · Hold
Leura Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Leura NSW Investment Brief
HOLD — $1,077,327 median with 8.8%/yr growth over 5 years.
THE MARKET
Leura has compounded at 8.8%/yr over 5 years — a house that cost $706,648 in 2021 is worth $1,077,327 today. Properties are sitting on market for 138 days (buyers have negotiating room). At the same growth rate, today's median reaches $1,642,449 by 2031.
- Median house: $1,077,327 | Units: $697,283
- Gross yield: 3.3% | Net yield: 1.8%
- 5yr price CAGR: 8.8%/yr | 3yr forecast: 13.5%/yr
- Population: 4,503 | Owner-occupier rate: 68% | Affluence: Above Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.5% (stable) | Rental demand: Moderate
- Median weekly rent: $680/wk | Days on market: 138 (worsening)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $507/night | Occupancy: 40%
- Estimated annual STR gross: ~$74,022/yr
- vs long-term rent: $35,360/yr (+109% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If Leura maintains 3%+ annual growth and vacancy stays below 1.8%, median prices could reach $1,238,926 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Leura pull back 10-15% from $1,077,327, with vacancy rising to 4.5% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Mount Druitt (NSW): $1,116,863 median, 2.9% yield, 22.1% 1yr growth
- Barrack Heights (NSW): $900,668 median, 4.0% yield, 9.3% 1yr growth
- Hebersham (NSW): $897,309 median, 3.2% yield, 15.4% 1yr growth
THE PLAY
Leura offers balanced fundamentals but does not present an urgent buying signal. The market is in a stable phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.0%.
- Entry range: $969,594 – $1,185,060
- 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.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 8.8% + 10yr CAGR 8.7%
- +Premium transport infrastructure — supports long-term capital growth
- −Slow market (138 days avg) — buyer hesitancy
- −High supply pipeline (790 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
147
2020
217
2021
164
2022
147
2023
115
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2780
Decile 5 of 10 — Average
Population
13,348
Education (IEO)
8/10
Econ. Resources (IER)
3/10
10-Year Investment Projection
Modelled on Leura NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $680/wk median rent for Leura. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.