Cumberland · 2148
Arndell Park, NSW
listings tightening 5.0% YoY, tight 1.3% vacancy.
NextSuburb scoreTier C
46Average
Median house
$1.30M
5y growth
5.0%/yr
Gross yield
2.1%
Vacancy
1.3%
Growth-led, low cashflowLow confidence
Thin marketSmall sample sizes (~0 sales/yr) can distort medians. Treat the score with caution and weight the eight-signal breakdown over the headline number.
Eight-signal breakdown
Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.
- Capital growth (5y)5.0%/yr50/100
- Population growth+6.5% (5y)65/100
- Supply tightening-5.0% YoY75/100
- Rental yield2.1%42/100
- Rental demand1.3% vacancy68/100
- Income growth+16.0% (5y)64/100
- Construction pipelineno nearby pipeline0/100
- Affordability13% under cap13/100
Why this score
Arndell Park scores 46/100 (Average). The two strongest signals: 1.3% vacancy rate and 6.5% population growth over five years. The standout watch-out: gross yield of 2.1% leaves modest cashflow.
Drivers
- Supply tightening-5.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
- Income growth+16.0% (5y)
Risks
- Thin gross yield (2.1%)
- No major construction project in this state
Nearest infrastructure
Sydney Metro West — Parramatta11.9 km away
Construction · $25.0bn · completion 2030
Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.
Comparable suburbs
Three NSW suburbs in the same budget band with the closest NextSuburb scores.
See the full NSW ranking60-month score history
Backfilled — live history begins May 2026Watch this suburb
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