Willmot NSW Property Investment
Blacktown · 2770 · Score: 52/100 · Hold
Willmot 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.
Willmot NSW Investment Brief
HOLD — $904,381 median with 8.1%/yr growth over 5 years.
THE MARKET
Willmot has compounded at 8.1%/yr over 5 years — a house that cost $612,665 in 2021 is worth $904,381 today. Properties are sitting on market for 26 days (sellers have the leverage). At the same growth rate, today's median reaches $1,334,996 by 2031.
- Median house: $904,381 | Units: $775,119
- Gross yield: 2.9% | Net yield: 1.4%
- 5yr price CAGR: 8.1%/yr | 3yr forecast: 13.5%/yr
- Population: 2,382 | Owner-occupier rate: 48% | Affluence: Low
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.1% (improving) | Rental demand: High
- Median weekly rent: $500/wk | Days on market: 26 (stable)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $492/night | Occupancy: 40%
- Estimated annual STR gross: ~$71,787/yr
- vs long-term rent: $26,000/yr (+176% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Western Sydney International (Nancy-Bird Walton) Airport (Under Construction)
- Sydney Metro - Western Sydney Airport Line (Under Construction)
- Sydney Metro West (Under Construction)
- New Intercity Fleet (NSW Trains) (Under Delivery)
- Transport: Standard suburban transport access
BULL CASE
If Willmot maintains 3%+ annual growth and vacancy stays below 1.5%, median prices could reach $1,040,038 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Willmot pull back 10-15% from $904,381, with vacancy rising to 3.8% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Blackett (NSW): $896,981 median, 3.0% yield, 9.7% 1yr growth
- Tomingley (NSW): $670,000 median, 2.7% yield, 0.0% 1yr growth
- Barrack Heights (NSW): $900,668 median, 4.0% yield, 9.3% 1yr growth
THE PLAY
Willmot offers balanced fundamentals but does not present an urgent buying signal. The market is in a cooling 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: $813,943 – $994,819
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market holding under 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
high confidenceBasis: 5yr CAGR 8.1% + 10yr CAGR 10.5%
- +Low rental vacancy (2.1%) — constrained supply
- +Active market (26 days avg)
- −High supply pipeline (23731 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 2026-06
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
4,430
2020
6,762
2021
5,751
2022
4,300
2023
2,488
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2770
Decile 1 of 10 — High disadvantage
Population
61,494
Education (IEO)
1/10
Econ. Resources (IER)
1/10
10-Year Investment Projection
Modelled on Willmot NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $500/wk median rent for Willmot. 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.