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Suburb profile ·Wollondilly LGA · NSW ·2569

Douglas Park NSW 2569

Douglas Park is in Wollondilly LGA, NSW, postcode 2569, with population 1,386.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$1.4M
-4.1% YoY
2006 → 2025 · 20 periods
ABS + state medians
$1.5M
$430K
2006 2025
Why it fits

Population movement supports a growth-led read. Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.4M
House median, latest period
↓4.1%YoY D8 vs AU
Median rent
$446/wk
Market rent signal
D9 vs AU
Gross yield
1.7%
Low yield band
D4 vs AU
Population
1,386
1K local footprint
D8 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
65 min
83.7 km to Sydney CBD · free-flow
Solar
315
25 added 12mo · 2MW
Price cycleRising
LowPeak

8.2% below peak · 226.3% above its low

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q1'25 · Units to 2017 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionRising
Low · 2006Peak · 2022

8.2% below peak · 226.3% above its low

Price growth (compound)% per year
3-yr
-2.8%
5-yr
+11.4%
10-yr
+7.2%
Affordability trajectoryWorsening
Price
+14.9%/yr
Income
+4.3%/yr

Growth in median price vs median household income — worsening — prices outgrowing incomes.

Indicative cashflow-$1,047/wk (-$54,440/yr) · interest-only @ 6.4%, 80% LVR
Market turnover6.7% of homes traded/yr (30 sales · +27% vs 3-yr avg)
Value vs advantage-1% vs suburbs of similar SEIFA advantage (decile 9)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investor profile

Who invests in Douglas Park

Owner-occupied 91%Rented 9%
Investor activityATO
Negatively geared9.9%
83 of 157 landlords
Avg rental loss$7,055/yr
Landlords (rental income)157
Reported capital gains61
Investor exposure index(low vs national)38.8/100
The read

Owner-occupier stronghold

88% of homes here are owner-occupied and 9% rented, with 10% of landlords negatively geared.

Why it fits

88% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.7% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
71%
of household income to service a new loan
16.0 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $6,874/mo vs median rent $1,933/mo (+256% · +$1140/wk)

If rates move

At 4.2%: $5,489/mo (-1,386) · at 6.2% (current): $6,874/mo · at 8.2%: $8,393/mo (+1,518)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
12.0x
median home price as a multiple of annual household income
Stretched
Renting
20%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $2,368/mo, while renters pay about $1,933/mo — owning runs $435/mo higher on these medians.

Median price
$1.40M
Household income · yr
$117K
Median rent · wk
$446
Owner mortgage · mo
$2,368
Gross yield
1.7%

Household income

ABS Census · ATO
$117K household · yr+42.1% vs NSW suburb median
Personal
$45K
Family
$125K
Household
$117K
Household income distribution (ABS Census 2021 · weekly)fewer than 21% could service the median house
Under $300
16
$300-649
26
$650-999
39
$1,000-1,499
51
$1,500-1,999
38
$2,000-2,999
68
$3,000-3,999
66
$4,000+
82

Serviceability line: a household needs about $5,288/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 34% of households here would spend more than 30% of income on rent (rent stress line: $1,487/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$57K → $68K

Housing stock and tenure

ABS Census 2021
Tenure (427 households)
Owned outright
41%
Owned with mortgage
47%
Rented
9%
Dwelling structure4.3% of dwellings unoccupied on census night
Separate house
96%
Townhouse / semi
4%
Flat / apartment
1%

Getting to work: 65% drive, 1% public transport, 1% walk or cycle, 28% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1031
Students145
Government1
  • Douglas Park Public SchoolPrimary · Government · ICSEA 1031

Livability

OSM · GTFS · schools + hospitals
51/ 100 livability index

Top 49% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 51% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (35 stops)73
Schools & hospitals25

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
953
1,594 per 100k
D2 vs AU

Crime

lga
Rate · per 100k1,594
Total incidents953· April 2025 - March 2026
  • Assault30566%
  • Sexual Offences9821%
  • Robbery20%
  • Break And Enter5712%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

92.8%

Suburb share of occupied private dwellings recorded as separate houses.

15.3 pp above the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

1.4%

Broad suburb sampling only; the property zoning and overlays can differ.

40.9 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

8.9%

Demand context only; it does not establish permission to rent a secondary dwelling.

17.0 pp below the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Douglas Park unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Douglas Park, NSW 2569 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

Severe broad-area context

About 93.0% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
Severe exposure ~93.0%
~93.0% of the suburb is Bush Fire Prone Land · ~39.4% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Rural Landscape
Rural / Green wedge 90% Other 6% Residential 2% Public / Open space 1%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Douglas Park - Appin SA2 area · 2022 base
11,532 people · 202223,369 by 2032 (+102.6%)

ABS population projection (2022 base) for the Douglas Park - Appin SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Douglas Park NSW — Property Data and Demographics

Located in New South Wales within the Wollondilly local government area, Douglas Park is a small locality (postcode 2569). With a population of 1,386, the suburb has a settled mid-life population with a median age of 42. Households earn a median income of $117K per year, with an average household size of 3.1 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +3.9% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are technicians & trades, professionals, clerical & administrative. Employment in the area leans toward construction and healthcare. The top ancestries reported are Australian, English, Irish.

Douglas Park has a median house price of $1.4 million, which has fallen by 4.1% year-on-year. Units have a median price of $438,000 (+45.8% YoY). The median weekly rent is $446 (Census 2021). This gives a gross rental yield of approximately 1.7%. The median monthly mortgage repayment is $2,368.

Douglas Park is served by 1 school, including 1 primary. The average ICSEA score is 1031, which is around the national average of 1,000. Public transport access includes 5 rail stations, 30 bus stops. The crime rate in the Wollondilly LGA is low at 1,594 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 1.7% (low yield). Property prices are near the state median ($1.4M/$1.5M). The price-to-income ratio of 12.0x is considered stretched. House prices have moved -4.1% year-on-year. Population growth of +3.9% year-on-year points to strong growth demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield1.7%↓ Low Yield
Price vs State$1.4M/$1.5M· Near Median
Affordability12.0x↓ Stretched
Price Momentum-4.1%↓ Falling
Pop. Growth+3.9%↑ Strong Growth
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,368
Rent · wk(Census)$446
Gross yield1.7%
Price / income12.0x
Sales vol (latest Q)(2025-Q1)5
Population growth · Wollondilly LGAABS ERP
Population (2025)62,080
5-year growth+3% CAGR
YoY change+3.9%
20012025
Development · Wollondilly LGAABS Approvals
Approvals (2026)1,080
Houses 73%Units 27%
YoY change+0%
Employment · Wollondilly LGASALM
Unemployment (Dec-25)2.3%
YoY change+0.2pp
Dec-10Dec-25
Property investors · Postcode 2569ATO
Negatively geared9.9%
83 of filers
Avg rental loss$7,055/yr
Landlords (rental income)157
Reported capital gains61
People & prosperity
DemographicsCensus 21
Population1,386
Median age42
Household size3.1
HH income · wk$2,250
Personal income · wk$861
Persons / bedroom0.8
IncomeATO 22-23
Median income$67,895
Mean income$80,811
Earners7,367
YoY change+7.3%
SEIFA indexABS
Advantage (IRSAD)9/10
Education (IEO)6/10
Economic (IER)10/10
Disadvantage (IRSD)8/10
Income momentumCensus 16→21
HH income · wk$1,943 → $2,250
Change+15.8%
vs NSW median-4.8 pp
Median rent+27.4%
stablevs NSW 2016–21
Top occupationsCensus
Technicians & Trades124Professionals100Clerical & Administrative94Managers91Community & Personal Service74
Top industriesCensus
Construction113Healthcare73Education65Public Admin & Safety59Retail Trade56
Top ancestryCensus
Australian622English531Irish148Scottish111Aboriginal Australian59
Area & amenity
TransportGTFS
Rail stations5
Bus stops30
Camden Rd At Station St
Camden Rd Before Railway Pde
Durham St At Station St
Durham St Before Station St
Station St W Opp Douglas Park Station
Aged care · Wollondilly LGAGEN
Facilities3
Residential places271
Durham Green Lodge Memory Care104 places
John Goodlet Manor102 places
Agris Hutrof House65 places
Childcare · Wollondilly LGAACECQA
Services54
Approved places3,484
Exceeding NQS5
EXPLORE AND DEVELOP WILTON166 places
Next step childcare152 places
LITTLE ELVES AFTER SCHOOL CARE150 places
Little Elves Claremont Childcare Centre120 places
Bingara Gorge Community Preschool 0-5 and School Aged Care117 places
The Grove Academy - Wilton116 places
+48 more in Wollondilly LGA
Nearby in Wollondilly LGA12
Menangle$920K · 1,252Orangeville$2.4M · 1,354Camden Park$1.6M · 2,233Razorback$2.3M · 1,174Oakdale$990K · 2,028Mount Hunter$1.4M · 749Warragamba$771K · 1,202Buxton$868K · 2,071Werombi$1.9M · 941The Oaks$1.1M · 2,982Appin$990K · 3,213Yanderra$975K · 702
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Douglas Park has enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is falling back to Census, not a market feed.

This gives you directional coverage, but it is weaker than a current rent release.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2025-Q1 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
ABS Census 2021 · Using Census rent fallback
stable source · manual file · snapshot · census-cycle
Verify
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 35 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Douglas Park sits in Sydney — explore the metro.

Douglas Park FAQ

Common questions
  1. What LGA is Douglas Park in?

    Douglas Park is in the Wollondilly Local Government Area, NSW, postcode 2569. Council-level context for Wollondilly LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Douglas Park?

    The current median house price in Douglas Park, NSW is $1.4M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Douglas Park?

    The median weekly rent in Douglas Park is $446/wk, based on ABS Census 2021 rent fallback.

  4. Is Douglas Park a good investment?

    QuickProperty's investment signals for Douglas Park show: Low Yield, Near Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  5. Where does QuickProperty get its data for Douglas Park?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  6. How often is the Douglas Park data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.