Georges River · 2221
Kyle Bay, NSW
listings tightening 4.0% YoY, tight 1.3% vacancy.
NextSuburb scoreTier C
41Below trend
Median house
$3.60M
5y growth
5.0%/yr
Gross yield
1.1%
Vacancy
1.3%
Stable but fully pricedLow confidence
Thin marketSmall sample sizes (~8 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-4.0% YoY70/100
- Rental yield1.1%22/100
- Rental demand1.3% vacancy68/100
- Income growth+15.0% (5y)60/100
- Construction pipelineno nearby pipeline0/100
- Affordabilityabove cap0/100
Why this score
Kyle Bay scores 41/100 (Below trend). The two strongest signals: 1.3% vacancy rate and 6.5% population growth over five years. The standout watch-out: the median is 240% of a typical budget.
Drivers
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
- Income growth+15.0% (5y)
Risks
- At top of budget (240% of cap)
- Thin gross yield (1.1%)
Nearest infrastructure
WestConnex M4–M5 Link10.3 km away
Recently completed · $16.8bn · completion 2024
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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