Angelo Vagenas
1/93 Edgbaston Road, Beverly Hills, NSW 2209
Guide $1,600,000
5 4 2
Open Thursday 4 June 5:30 pm Auction Thursday 4 June 6:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Beverly Hills — Bidjigal Country
The area was primarily timber-getting land in the early 19th century before transitioning to small-scale farming. The arrival of the East Hills railway line in 1931 triggered suburban subdivision, leading to its official renaming and post-war residential boom.
Today, Beverly Hills is a multicultural family hub known for its 'Eat Street' along King Georges Road and a mix of classic mid-century bungalows and modern duplexes.
Overall Score
7.2
A solid performer offering high convenience but tempered by environmental noise and traffic factors.
Name Origin
Originally known as Dumbleton, it was renamed in 1940 to Beverly Hills to capitalize on the glamour of the California namesake.
Established
Gazetted 1940
Cinema Heritage
Home to a landmark multi-screen cinema that has anchored the local entertainment scene for decades.
Dining Hub
The suburb features one of Southern Sydney's most dense concentrations of Chinese and Southeast Asian restaurants.
Flight Path
The suburb sits directly under major flight paths for Sydney Airport, influencing local building codes.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand for family homes with moderate price growth following the 2024-2025 market stabilization.
Amenity
8.0
Excellent access to diverse dining, retail, and recreational facilities within walking distance of the core.
Schools
7.5
Strong local primary options and proximity to reputable high schools in neighboring Hurstville and Kingsgrove.
Transport
8.5
Superior rail connectivity to the CBD and Airport, plus immediate access to the M5 Motorway.
Risk Profile
6.0
Primary risks involve aircraft noise pollution and localized flooding near Wolli Creek tributaries.
Liveability
7.5
High quality of life for families who value convenience and a vibrant local culture over quiet seclusion.
Demographics
7.0
A stable, multicultural community with a high proportion of established families and multi-generational households.
Rental Demand
8.0
Consistently low vacancy rates due to the suburb's popularity with airport workers and city commuters.
Growth Potential
7.0
Potential for uplift through medium-density rezoning near the station and continued gentrification.
Affordability
4.5
Relatively high entry point for houses compared to Western Sydney, though more accessible than the Inner West.
Crime & Safety
7.0
Generally safe residential atmosphere with typical urban petty crime concentrated around the commercial strip.
Walkability
7.5
Very high walkability in the central pocket near the station and King Georges Road.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,685,000
Estimated March 2026
Median Unit
$795,000
2-bedroom average
12mo Growth
5.2%
Steady upward trend
CBD Commute
28 mins
Via T8 Airport Line
Family Ratio
72%
High family occupancy
Vacancy Rate
1.4%
Tight rental market
✅ Key Advantages
- Exceptional public transport links via the T8 Airport & South Line.
- Renowned dining and entertainment precinct along King Georges Road.
- Diverse housing stock ranging from entry-level units to large family estates.
- Proximity to major employment hubs including Sydney Airport and Hurstville CBD.
- Strong sense of community with established multicultural roots.
⚠️ Key Watch-Outs
- Persistent aircraft noise which can impact outdoor lifestyle and sleep.
- Heavy traffic congestion on King Georges Road during peak hours.
- Limited street parking in the high-density pockets near the station.
- Risk of localized flooding in low-lying areas near the northern border.
- Increasing density leading to some loss of traditional backyard space.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Suburban Vibrant
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1950s bungalows, modern duplexes, and low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$750k (Units) – $2.5m+ (Large Houses)
Typical entry to ceiling.
💡 Why It Matters
Beverly Hills serves as a critical bridge between the St George and Canterbury-Bankstown regions. It offers a more affordable alternative to Hurstville while maintaining superior transport links, making it a perennial favorite for commuters and young families.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,685,000
$1.45m – $2.3m
🏢 Unit Median
$795,000
$680k – $950k
📈 Price Trend
+5.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between unrenovated post-war homes and new duplexes is significant, offering opportunities for value-add through renovation or redevelopment.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Greater Sydney house median
Price comparison
📋 Income Ratio
9.8x average household income
Median price ÷ median income
💳 Gross Yield
3.2% for houses, 4.1% for units
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the inner ring, Beverly Hills has seen rapid appreciation, pushing it out of reach for many first-home buyers without significant deposits.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, airport staff, and small families seeking rail access.
💼 Investor Outlook
Solid long-term prospects due to infrastructure proximity. Capital growth is likely to outpace yield in the short term as the area continues to gentrify.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.2%
1-Year Growth
+18.5%
3-Year Growth
+39.2%
5-Year Growth
📍 Growth Drivers
- Ongoing upgrades to the T8 rail corridor and station accessibility.
- Spillover demand from the increasingly expensive Hurstville and Kingsgrove markets.
- Potential for zoning increases under state-led housing density initiatives.
- Continued popularity of the local dining precinct attracting regional visitors.
⛔ Headwinds
- Interest rate sensitivity among highly leveraged middle-income families.
- Environmental constraints including ANEF aircraft noise contours.
- Limited remaining land for greenfield development.
🔮 5-Year Outlook
Expect steady moderate growth. The suburb is likely to see increased 'duplexification' as older 600sqm+ blocks are subdivided, maintaining upward pressure on land values.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.2
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Violent Crime: Low
Traffic Incidents: High
📋 What to Check Locally
Check residential streets for adequate lighting and secure off-street parking, as opportunistic theft can occur near the station.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary environmental risk is aircraft noise, while urban risks center on traffic congestion and localized drainage issues.
🌊 Flood Risk
Low to Moderate risk in areas adjacent to the Wolli Creek catchment; check council flood maps for specific street levels.
🔥 Bushfire Risk
Negligible risk due to the highly urbanized nature of the suburb.
🏦 Insurance Impact
Standard premiums apply, though properties in high ANEF noise zones may require specific acoustic treatments for renovations.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density and R3 Medium Density Residential
🔲 Overlays
Aircraft Noise (ANEF), Heritage Conservation (limited pockets)
🏗️ Development Hotspots
Immediate 400m radius around Beverly Hills Station and King Georges Road.
State government mandates for increased density near transport hubs may lead to significant rezoning in the next 2-3 years.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail and motorway access; high frequency services to the CBD.
🛍️ Amenity & Retail
High-quality dining, cinema, and local retail services.
🌲 Parks & Recreation
Good access to Beverly Hills Park and nearby Wolli Creek regional parklands.
🏫 Schools
Strong local public school and several high-performing private options nearby.
🏥 Healthcare
Close proximity to St George Public and Private Hospitals in Kogarah.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, multi-generational community with significant Chinese, Greek, and Anglo-Australian representation.
💵 Median Income
$88,400 pa
🏠 Ownership
65% owner-occupied, 35% renting
🎂 Age Profile
Median age 39
🎓 Education
High proportion of vocational and tertiary educated residents.
📊 Age Distribution
The high owner-occupancy rate and stable age profile contribute to a strong sense of neighborhood pride and property maintenance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on medium-density residential infill and public domain improvements around the commercial core.
📈 Positive Impacts
- Upgraded station facilities and accessibility.
- Revitalization of the King Georges Road streetscape.
- Increased local housing supply through modern apartment builds.
📉 Negative Impacts
- Increased strain on local street parking.
- Construction-related noise and traffic disruptions.
- Loss of some character-filled older dwellings.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Narwee
Position
West
Price
10-15% cheaper
Lifestyle
Quieter, fewer amenities, similar transport.
Best for
Budget-conscious families.
📍Kingsgrove
Position
East
Price
5-10% pricier
Lifestyle
More industrial pockets but closer to the city.
Best for
City professionals.
📍Hurstville
Position
South-East
Price
20% pricier for houses
Lifestyle
Major commercial hub, much higher density.
Best for
Urbanites seeking maximum amenity.
📍Roselands
Position
North
Price
15% cheaper
Lifestyle
No train station, centered around the shopping mall.
Best for
Car-dependent families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Eastwood
NSW
7.5/10
Strong Asian dining culture and excellent rail links.
Ashfield
NSW
7.8/10
Multicultural hub with a mix of old bungalows and new units.
Bentleigh
VIC
7.4/10
Family-centric with a strong retail strip and good schools.
Coopers Plains
QLD
6.8/10
Strategic transport hub with a mix of post-war and modern housing.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and food scene but frequently cite aircraft noise and traffic as the main drawbacks.
★★★★☆
Convenience
Everything is at your doorstep, from the best noodles to the train station. The noise from the planes is real, but you get used to it.
Convenience
Noise
★★★★☆
Value for money
We bought a fixer-upper bungalow. It's a great spot for our commute, and the backyard is bigger than anything we could find closer to the city.
Commute
Lot Size
★★★☆☆
Traffic
The M5 and King Georges Road are a nightmare at 5 PM. If you don't use the train, you'll spend half your life in the car.
Traffic
Transport
★★★★★
Vibrancy
The energy on the weekend nights is fantastic. People come from all over Sydney to eat here, which is great for the local economy.
Vibrancy
Economy
★★★★☆
Community
I've seen the suburb change so much, but it still feels like home. The library and the parks are well-kept.
Parks
Change
★★★☆☆
Rent Prices
It's getting expensive to rent here because everyone wants to be near the station. Hard to find a park if you have a car.
Rent
Parking
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with double glazing and acoustic insulation to mitigate aircraft noise.
- Look for homes on the southern side of the railway line for generally quieter residential streets.
- Check the ANEF (Australian Noise Exposure Forecast) maps before committing to a purchase.
- Investigate the potential for future duplex development on blocks over 600sqm.
- Verify if the property is within the Georges River or Canterbury-Bankstown council area as regulations differ.
- Attend inspections during peak flight times to gauge the true impact of noise.
❓ Questions to Ask the Agent
- What is the specific ANEF rating for this street?
- Has the property ever experienced flooding or drainage issues during heavy rain?
- Are there any planned high-rise developments in the immediate vicinity?
- What are the current school catchment zones for this specific address?
- Is the property subject to any heritage or character overlays?
- How many flight movements typically occur over this house during peak hours?
- What is the history of the foundation—are there any known issues with reactive clay soils?
- Are there any easements on the block that would prevent a future pool or granny flat?
🏷️ Seller Strategy
- Highlight any recent acoustic upgrades or high-quality window installations.
- Emphasize the proximity to the 'Eat Street' and station in marketing materials.
- Ensure outdoor entertaining areas are presented as private sanctuaries.
- Target young families from the Inner West looking for more land for their money.
- Provide a clear building and pest report to speed up the negotiation process.
📣 Positioning Tips
Position the property as a 'lifestyle and convenience' play, focusing on the rare combination of high-frequency rail and a vibrant local culture.
💼 Investment Case
High-yield potential for units and strong land-banking prospects for older houses.
⚠️ Investment Risks
Over-supply of new apartments could dampen unit capital growth; noise issues may limit the tenant pool to less sensitive demographics.
📈 Action Plan
- Target 2-bedroom units within 500m of the station.
- Look for older houses with renovation potential to increase rental yield.
- Monitor council planning meetings for rezoning announcements.
- Ensure the property has secure off-street parking to attract premium tenants.
🔑 Renter Tips
- Apply for properties with parking included, as street parking is highly competitive.
- Test the noise levels inside the property while a train passes or a plane flies over.
- Check the proximity to the M5 exhaust stacks if sensitive to air quality.
🏘️ What Renters Love Here
Unbeatable access to food and transport.
⚠️ Renter Watch-Outs
Noise levels and limited parking.
🏢 Landlord Strategy
- Consider installing air conditioning to make the property more attractive during summer.
- Maintain gardens to a high standard to appeal to long-term family tenants.
- Regularly review rents in line with the high demand in the T8 corridor.
📋 Compliance & Management
Ensure all smoke alarms and window safety locks meet current NSW legislation.
🤝 Agent Insights
- The market is currently driven by local upsizers and out-of-area first home buyers.
- Properties with 'development potential' (STCA) are fetching significant premiums.
🎯 Marketing Angles
The '15-minute suburb'—where everything you need is within a short walk.
👤 Target Buyer Profile
Young professional couples and established multicultural families.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Section 10.7 Planning Certificate for zoning and constraints.
✓
Check the ANEF 2024/2025 noise contour maps.
✓
Order a professional building and pest inspection focusing on asbestos and structural cracks.
✓
Verify the property's flood risk on the Georges River Council website.
✓
Confirm the distance to the nearest M5 motorway ventilation stack.
✓
Check the Sydney Water diagram for any major pipes traversing the backyard.
✓
Visit the street at 8:00 AM and 6:00 PM to assess traffic and parking.
✓
Research recent comparable sales within a 1km radius from the last 6 months.
✓
Inspect the quality of window seals and insulation.
✓
Verify the NBN connection type (FTTP is preferred for remote work).
✓
Check for any active Development Applications (DAs) on neighboring properties.
✓
Confirm the school catchment via the NSW Department of Education portal.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 georgesriver.nsw.gov.au
🔗 cbcity.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 education.nsw.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or investment advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent due diligence.
