Len Waters Estate, NSW
4.0% gross yield, listings tightening 4.0% YoY.
About Len Waters Estate
Located in the Liverpool LGA, Len Waters Estate sits roughly 33 km west of central Sydney. Over the last five years house prices have compounded at 5.0%/yr; gross yield is currently ~4.0% and vacancy 1.3%. Population has grown 6.5% over five years and household income 15.0%, both factored into the 51/100 NextSuburb score.
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 yield4.0%80/100
- Rental demand1.3% vacancy68/100
- Income growth+15.0% (5y)60/100
- Construction pipelineno nearby pipeline0/100
- Affordability33% under cap33/100
Why this score
Len Waters Estate scores 51/100 (Average). The two strongest signals: 4.0% gross rental yield and 1.3% vacancy rate. The standout watch-out: no major construction project was found within the suburb's catchment.
- Rental yield4.0%
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
- No major construction project in this state
Nearest infrastructure
Construction · $1.6bn · completion 2026
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 rankingAlso consider
Six other NSW suburbs worth a look — three neighbours by postcode, three matched on NextSuburb score.
60-month score history
Backfilled — live history begins May 2026Watch this suburb
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