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Suburb profile ·Sutherland Shire LGA · NSW ·2230

Greenhills Beach NSW 2230

Greenhills Beach is in Sutherland Shire LGA, NSW, postcode 2230, with population 1,375.

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.

$790/wk
Rising
+14.5% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2230 · Jun 2026
$860
$680
Jun 2025Jun 2026
Why it fits

Recent price movement shows visible market momentum. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$3.9M
House median, latest period
↑10.0%YoY D10 vs AU
Median rent
$790/wk
Rent-pressure candidate
↑14.5%YoY D10 vs AU
Gross yield
1.1%
Low yield band
D2 vs AU
Population
1,375
1K local footprint
D8 vs AU
Schools
—
No matched school data
Drive to city
35 min
30 km to Sydney CBD · free-flow
Transit to city
1h 38m
Public transport to Sydney CBD · weekday 8am
Solar
2,445
198 added 12mo · 19MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2013Peak · 2025

At / near its all-time high

Price growth (compound)% per year
3-yr
+6.7%
5-yr
+11.2%
10-yr
+8.1%
Indicative cashflow-$3,208/wk (-$166,822/yr) · interest-only @ 6.4%, 80% LVR
Market turnover6.7% of homes traded/yr (25 sales · -7% vs 3-yr avg)
Rent stabilitytypical — rents vary ±5.2% around trend (short window, 13 pts)
Value vs advantage+144% vs suburbs of similar SEIFA advantage (decile 10)

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).

Investment grade

Composite · growth · yield · stability
Fgrade · 3/100 · top 97% of 3,604AU suburbs
Peer distributionstronger than 3% of AU suburbs
WeakerTypicalStronger
Capital growth53
Rental yield2
Stability4
Volatility-33.1ppCycle-2.0

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Greenhills Beach

Owner-occupied 95%Rented 5%
Investor activityATO
Negatively geared9.2%
1,940 of 4,499 landlords
Avg rental loss$12,080/yr
Landlords (rental income)4,499
Reported capital gains2,747
Investor exposure index(low vs national)32.3/100
The read

Owner-occupier stronghold

92% of homes here are owner-occupied and 5% rented, with 9% of landlords negatively geared.

Why it fits

92% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.1% 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
93%
of household income to service a new loan
21.0 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $18,913/mo vs median rent $3,423/mo (+452% · +$3575/wk)

If rates move

At 4.2%: $15,101/mo (-3,812) · at 6.2% (current): $18,913/mo · at 8.2%: $23,091/mo (+4,178)

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.

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
15.8x
median home price as a multiple of annual household income
Stretched
Renting
17%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $4,000/mo, while renters pay about $3,423/mo — owning runs $577/mo higher on these medians.

Median price
$3.86M
Household income · yr
$245K
Median rent · wk
$790
Owner mortgage · mo
$4,000
Gross yield
1.1%

Household income

ABS Census · ATO
$245K household · yr+197.2% vs NSW suburb median
Personal
$71K
Family
$244K
Household
$245K
Household income distribution (ABS Census 2021 · weekly)fewer than 62% could service the median house
Under $300
0
$300-649
3
$650-999
0
$1,000-1,499
16
$1,500-1,999
13
$2,000-2,999
41
$3,000-3,999
50
$4,000+
198

Serviceability line: a household needs about $14,548/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 17% of households here would spend more than 30% of income on rent (rent stress line: $2,633/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (368 households)
Owned outright
29%
Owned with mortgage
63%
Rented
5%
Dwelling structure2.2% of dwellings unoccupied on census night
Separate house
100%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 47% drive, 1% public transport, 1% walk or cycle, 50% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Livability

OSM · GTFS · schools + hospitals
3/ 100 livability index

Top 97% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 3% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (3 stops)19
Schools & hospitals0

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
4,056
1,700 per 100k
D2 vs AU

Crime

lga
Rate · per 100k1,700
Total incidents4,056· April 2025 - March 2026
  • Assault1,22868%
  • Sexual Offences29216%
  • Robbery181%
  • Break And Enter25914%

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

99.5%

Suburb share of occupied private dwellings recorded as separate houses.

22.0 pp above the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

0.0%

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

42.3 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

4.9%

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

21.0 pp below the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire present

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: Greenhills Beach 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.

Greenhills Beach, NSW 2230 · 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

Low broad-area context

About 9.5% 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
Low exposure ~9.5%
~9.5% of the suburb is Bush Fire Prone Land

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.

Short-term rentals

Inside Airbnb
5
active listings · ~3.6 per 1,000 residents
100%
entire homes (vs private rooms)
0%
run by multi-listing operators

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Environmental Living
Residential 91% Other 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 · Cronulla - Kurnell - Bundeena SA2 area · 2022 base
24,582 people · 202225,629 by 2032 (+4.3%)

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

Full data detail Census · ATO · ABS · state datasets
Greenhills Beach NSW — Property Data and Demographics

Greenhills Beach (postcode 2230) is a close-knit residential community in New South Wales within the Sutherland Shire local government area. With a population of 1,375, the suburb has a blend of families and working-age professionals with a median age of 37. Households earn a median income of $245K per year, with an average household size of 3.7 people. 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 professionals, managers, clerical & administrative. Employment in the area leans toward professional services and construction. The top ancestries reported are English, Australian, Irish.

Greenhills Beach has a median house price of $3.9 million, which has posted strong gains by 10% year-on-year. The current median weekly rent is $790. This gives a gross rental yield of approximately 1.1%. The median monthly mortgage repayment is $4,000.

Public transport access includes 3 bus stops. The crime rate in the Sutherland Shire LGA is low at 1,700 incidents per 100,000 population.

On the investment side, The gross rental yield works out to roughly 1.1%, which reads as low yield. Property prices are above the state median ($3.9M/$1.5M), placing it in the premium segment. The price-to-income ratio of 15.8x is considered stretched. House prices have moved +10.0% year-on-year.

Market & money
Investment signalsHeuristics
Rental Yield1.1%↓ Low Yield
Price vs State$3.9M/$1.5M↓ Above Median
Affordability15.8x↓ Stretched
Price Momentum+10.0%↑ Rising
InvestmentNSW
Mortgage · mth$4,000
Rent · wk(Census)$1625
Market rent · wk(2026-06)$790
Gross yield2.2%
Price / income15.8x
Sales vol (latest Q)(2025-Q2)5
Property investors · Postcode 2230ATO
Negatively geared9.2%
1,940 of filers
Avg rental loss$12,080/yr
Landlords (rental income)4,499
Reported capital gains2,747
People & prosperity
DemographicsCensus 21
Population1,375
Median age37
Household size3.7
HH income · wk$4,704
Personal income · wk$1,373
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)10/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$3,731 → $4,704
Change+26.1%
vs NSW median+5.5 pp
Median rent+62.5%
stablevs NSW 2016–21
Top occupationsCensus
Professionals208Managers201Clerical & Administrative102Technicians & Trades72Community & Personal Service72
Top industriesCensus
Professional Services90Construction88Healthcare82Education66Finance & Insurance60
Top ancestryCensus
English505Australian483Irish169Scottish132Italian110
Area & amenity
TransportGTFS
Bus stops3
Hospitals · Sutherland Shire LGAAIHW
Public1
Private5
Sutherland Hospitalpublic
Kareena Private Hospitalprivate
Miranda Eye Surgical Centreprivate
President Private Hospitalprivate
Ramsay Surgical Centre Mirandaprivate
Southside Cancer Care Centreprivate
Aged care · Sutherland Shire LGAGEN
Facilities25
Residential places2,674
IRT Thomas Holt Kirrawee253 places
St Vincent's Care Services Heathcote213 places
Moran Sylvania183 places
Anglicare Goodhew Gardens & Bay Breeze171 places
Pathways Cronulla Pines169 places
Moran Engadine156 places
+19 more in Sutherland Shire LGA
Childcare · Sutherland Shire LGAACECQA
Services200
Approved places11,958
Exceeding NQS53
SCECS OSHC St John Bosco Engadine311 places
Gymea Bay Care & Leisure Centre Inc.180 places
ORCHARD EARLY LEARNING CENTRE KIRRAWEE164 places
Anzac Road Before & After School Care Incorporated155 places
Chapter 1 Early Learning150 places
St Catherine Laboure Before and After School Care144 places
+194 more in Sutherland Shire LGA
Nearby in Sutherland Shire LGA12
Port Hacking$3.1M · 1,210Taren Point$2.5M · 1,879Kangaroo Point$3.9M · 602Dolans Bay$2.7M · 699Sylvania Waters$3.0M · 3,200Yowie Bay$2.3M · 3,053Bonnet Bay$1.8M · 2,238Alfords Point$2.2M · 3,131Burraneer$2.9M · 3,719Bundeena$1.7M · 2,103Grays Point$2.1M · 3,034Woronora Heights$1.7M · 2,781
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Usable evidence

Greenhills Beach is usable, but it still needs cross-checking.

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 using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

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-Q2 · 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
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 3 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · No linked annual population growth series
stable source · automated · every update · annual
Missing
Building approvals
ABS Building Approvals · No linked approvals series
stable source · automated · every update · monthly
Missing
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

Greenhills Beach sits in Sydney — explore the metro.

Greenhills Beach FAQ

Common questions
  1. What LGA is Greenhills Beach in?

    Greenhills Beach is in the Sutherland Shire Local Government Area, NSW, postcode 2230. Council-level context for Sutherland Shire LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Greenhills Beach?

    The current median house price in Greenhills Beach, NSW is $3.9M, 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 Greenhills Beach?

    The median weekly rent in Greenhills Beach is $790/wk, based on the current market rent dataset. The current rent signal is rent-pressure candidate.

  4. What does the rent signal say about Greenhills Beach?

    Rent-pressure candidate: Greenhills Beach rents screen above the local benchmark. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Greenhills Beach a good investment?

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

  6. Where does QuickProperty get its data for Greenhills Beach?

    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.

  7. How often is the Greenhills Beach 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.