Ben Horwood
30 Dorking Road, Cabarita, NSW 2137
Auction Guide $7,800,000
5 3 10
Open Saturday 13 June 1:30 pm Auction Saturday 27 June 2:15 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Cabarita โ Wangal Country
Originally the site of the Correyโs Gardens pleasure grounds in the 1880s, the area transitioned from a recreational and industrial fringe to a high-end residential enclave. The 1990s saw the redevelopment of industrial sites into the prestigious Cape Cabarita and Breakfast Point estates.
A quiet, affluent peninsula dominated by luxury apartments and multi-million dollar houses, catering to professionals and retirees who value water access.
Overall Score
8.8
A top-tier Sydney suburb offering exceptional lifestyle quality with very high barriers to entry.
Aboriginal Name
Cabaritaโ "By the water"
Name Origin
Derived from the Aboriginal word for the area, officially adopted in the late 19th century.
Established
Gazetted 1993 (formerly part of Mortlake/Concord)
Green Space
Cabarita Park covers 10 hectares of the peninsula
Iconic Pool
Home to the heritage-listed Cabarita Swimming Centre
Transport
Direct Rivercat ferry access to Circular Quay and Parramatta
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand for prestige assets despite broader economic shifts; low turnover keeps prices firm.
Amenity
9.2
Exceptional access to waterfront parks, swimming facilities, and the nearby Breakfast Point retail precinct.
Schools
7.0
Served by solid local primaries, though elite private options require travel to Strathfield or the City.
Transport
7.8
The ferry is a world-class commute, but bus services and distance to heavy rail are limitations.
Risk Profile
8.5
Low crime and high land value provide a safe investment environment, though coastal risks exist.
Liveability
9.5
Quiet, scenic, and community-focused with minimal through-traffic.
Demographics
9.0
High-income earners and retirees ensure a stable, well-maintained neighborhood character.
Rental Demand
8.2
High demand for luxury apartments in Cape Cabarita from corporate tenants and downsizers.
Growth Potential
7.2
Growth is driven by scarcity rather than new development, ensuring long-term value retention.
Affordability
1.5
One of the most expensive pockets in the Inner West, inaccessible to most first-home buyers.
Crime & Safety
9.4
Consistently ranks as one of the safest suburbs in the City of Canada Bay LGA.
Walkability
7.6
Highly walkable within the peninsula and to Breakfast Point, but car-dependent for major shopping.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$4,250,000
Reflecting prestige waterfront status
Median Unit
$1,480,000
Driven by Cape Cabarita luxury stock
12mo Growth
5.8%
Outperforming broader Inner West
Vacancy Rate
1.4%
Tight supply for quality rentals
Family Ratio
68%
Strong family-oriented community
Safety Rating
High
Very low incident rates per capita
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Key Advantages
- Elite waterfront lifestyle with direct ferry access to the CBD.
- Exceptional public open space including Cabarita Park and the Riverwalk.
- Quiet residential atmosphere with virtually no through-traffic.
- Proximity to Breakfast Point's cafes, restaurants, and amenities.
- High proportion of owner-occupiers ensuring pride of ownership.
- Strong historical capital growth and prestige market resilience.
โ ๏ธ Key Watch-Outs
- High entry price point and significant stamp duty costs.
- Limited public transport options beyond the ferry and local buses.
- Aircraft noise can be prevalent depending on flight paths.
- Strict heritage and council controls on renovations for older homes.
- High strata levies in premium apartment complexes like Cape Cabarita.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Prestige Riverside
How this suburb feels day-to-day.
๐ Property Types
Luxury freestanding houses and high-end strata apartments.
Dominant dwelling stock.
๐ฐ Price Range
$1.2m (small unit) to $12m+ (waterfront estate)
Typical entry to ceiling.
๐ก Why It Matters
Cabarita represents the pinnacle of Inner West waterfront living. It offers a 'resort' feel that is rare so close to the CBD, making it a primary target for high-net-worth individuals and families seeking a permanent lifestyle upgrade.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$4,250,000
$3.5m – $10.0m+
๐ข Unit Median
$1,480,000
$950k – $3.2m
๐ Price Trend
+5.8% past 12 months
12-month movement
๐ Weekly Rents
Houses $1,400pw, Units $950pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The high unit percentage is due to the dense Cape Cabarita development, while the house median is skewed by a small number of ultra-premium sales.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
145% above Sydney house median
Price comparison
๐ Income Ratio
14.5x average household income
Median price รท median income
๐ณ Gross Yield
2.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Cabarita is an aspirational market where buyers typically use significant existing equity rather than relying solely on income.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.4%
Lower = tighter market
โฑ๏ธ Days to Lease
21 days
Avg time on market
๐ Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
High
๐ค Tenant Profile
Corporate professionals, affluent downsizers, and young families.
๐ผ Investor Outlook
Yields are low, but capital growth and tenant quality are exceptional. Best suited for long-term wealth preservation rather than cash flow.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+22.1% cumulative
3-Year Growth
+34.9% cumulative
5-Year Growth
๐ Growth Drivers
- Scarcity of waterfront land in the Inner West.
- Ongoing desirability of ferry-linked suburbs.
- Wealth migration from the Eastern Suburbs seeking value.
- High-quality local amenity and 'village' feel.
โ Headwinds
- Interest rate sensitivity for the $3m-$5m buyer bracket.
- Limited scope for further new development to drive volume.
- High maintenance costs for aging waterfront infrastructure.
๐ฎ 5-Year Outlook
Expect steady capital appreciation outperforming the Sydney average, underpinned by the suburb's unique geographic constraints and lifestyle appeal.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
40% below Sydney average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Public Order: Low
๐ What to Check Locally
General opportunistic theft is the only minor concern; ensure standard home security is in place.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Low-risk profile dominated by environmental considerations for waterfront properties and heritage constraints.
๐ Flood Risk
Low risk for most; however, some foreshore properties should check sea-level rise projections.
๐ฅ Bushfire Risk
Nil risk.
๐ฆ Insurance Impact
Standard premiums, though waterfront estates may require specialized marine/seawall coverage.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R2 Low Density and R3 Medium Density Residential
๐ฒ Overlays
Heritage Conservation Area, Foreshore Building Line
๐๏ธ Development Hotspots
Minimal; mostly individual luxury rebuilds.
Strict planning controls preserve the suburb's character but limit the ability to subdivide or significantly alter heritage facades.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Excellent ferry links; bus services connect to Burwood and Strathfield rail hubs.
๐๏ธ Amenity & Retail
High-end; proximity to Breakfast Point Country Club and local cafes.
๐ฒ Parks & Recreation
World-class; Cabarita Park is a regional destination with baths and BBQ facilities.
๐ซ Schools
Good local public schools; easy access to prestigious private schools in the Inner West belt.
๐ฅ Healthcare
Served by Concord Repatriation General Hospital nearby.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
An affluent, mature demographic with a high percentage of professionals and retirees.
๐ต Median Income
$135,000 pa (household)
๐ Ownership
72% owner-occupied, 28% renting
๐ Age Profile
Median age 44
๐ Education
55% hold a bachelor's degree or higher
๐ Age Distribution
The high owner-occupancy rate and mature age profile contribute to the suburb's quiet and stable social fabric.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
The suburb is largely built-out, with focus shifting to public amenity upgrades and private luxury renovations.
๐ Positive Impacts
- Upgrades to Cabarita Park facilities.
- Foreshore walk extensions and maintenance.
- Improved ferry wharf infrastructure.
๐ Negative Impacts
- Construction noise from individual luxury home rebuilds.
- Occasional congestion at the ferry wharf during peak times.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Breakfast Point
Position
Adjacent East
Price
Units are similar; houses are rarer and more expensive in Cabarita.
Lifestyle
Breakfast Point is a master-planned community; Cabarita feels more like a traditional suburb.
Best for
Those wanting a modern, low-maintenance community feel.
๐Mortlake
Position
Adjacent West
Price
More affordable than Cabarita.
Lifestyle
More industrial history, higher density of new apartments.
Best for
Younger professionals and first home buyers.
๐Concord
Position
South
Price
Lower median, but large land parcels.
Lifestyle
Classic suburban feel with major shopping strips (Majors Bay Rd).
Best for
Families wanting larger backyards and school proximity.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Chiswick
NSW
8.5/10
Ferry-linked peninsula with a mix of luxury apartments and houses.
Abbotsford
NSW
8.7/10
Prestigious Inner West river suburb with similar heritage and parkland.
Hunters Hill
NSW
9.2/10
Elite peninsula living with significant heritage character.
Tennyson Point
NSW
8.9/10
Quiet, high-value riverside enclave with limited through-traffic.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the ferry commute and the park as life-changing amenities. It is viewed as a 'safe haven' from the density of Sydney.
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Community & Safety
I've lived here since Cape Cabarita was built. It's the safest I've ever felt in Sydney, and the walk along the river is my daily therapy.
Safety
Lifestyle
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Transport
The ferry is the best way to get to work, bar none. However, if the ferry is cancelled, the bus to Burwood is a bit of a slog.
Ferry
Bus Service
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Parks & Recreation
Having Cabarita Park and the pool right on our doorstep is incredible for the kids. It feels like being on holiday every weekend.
Amenities
Family Friendly
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Investment
The capital growth has been rock solid. Tenants are usually high-quality professionals who treat the property like their own.
Growth
Yield
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Quiet Living
We moved from a large house in Concord to an apartment here. We don't miss the maintenance, and the views are spectacular.
Views
Maintenance
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Local Economy
The local crowd is loyal but small. You really rely on the weekend visitors to the park to boost trade.
Community
Foot Traffic
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties with water views or direct park access as these hold value best.
- Check the strata history for Cape Cabarita buildings; some have high levies for resort facilities.
- Be prepared to act quickly; freestanding houses in this suburb are extremely rare.
- Factor in the cost of a private mooring if you are a boat owner.
- Investigate flight path maps as noise can vary significantly street-to-street.
โ Questions to Ask the Agent
- Does this property have access to the Breakfast Point Country Club facilities?
- Are there any heritage conservation restrictions on the facade or land?
- What are the quarterly strata levies and what do they cover (e.g., pool, gym, concierge)?
- Has the seawall been inspected recently (for waterfront properties)?
- What is the typical flight path noise level during peak hours?
- Are there any planned developments in the immediate vicinity?
- What is the split between owner-occupiers and renters in this building?
- How long has the property been on the market and what is the vendor's motivation?
๐ท๏ธ Seller Strategy
- Highlight the lifestyle aspect—ferry times and park proximity are your biggest selling points.
- Professional styling is essential to meet the expectations of high-net-worth buyers.
- Off-market campaigns can be effective here due to the suburb's exclusivity.
- Ensure all heritage-related documentation is ready for prospective buyers.
- Target downsizers from larger Concord or Strathfield estates.
๐ฃ Positioning Tips
Position the property as a 'forever home' or a 'resort lifestyle' opportunity. Emphasize the rarity of the location and the prestige of the 2137 postcode.
๐ผ Investment Case
Long-term capital play with low vacancy risk.
โ ๏ธ Investment Risks
Low rental yields and high entry costs; potential for high strata special levies.
๐ Action Plan
- Focus on 2+ bedroom apartments with water views.
- Target the 'executive rental' market.
- Maintain a high standard of finish to attract premium tenants.
- Monitor the City of Canada Bay planning portal for any nearby changes.
๐ Renter Tips
- Apply with a strong profile; competition for units is high.
- Check if the apartment includes access to the Breakfast Point Country Club.
- Test the commute via ferry before signing a long lease.
๐๏ธ What Renters Love Here
Access to world-class parklands and a peaceful environment.
โ ๏ธ Renter Watch-Outs
Limited late-night dining or shopping within the immediate suburb.
๐ข Landlord Strategy
- Offer long-term leases to attract stable, older tenants.
- Ensure air conditioning is modern and efficient.
- Include garden or balcony maintenance in the rent.
๐ Compliance & Management
Ensure all smoke alarm and window safety locks meet NSW standards, especially in older strata blocks.
๐ค Agent Insights
- The market is driven by 'emotional' buyers rather than just 'data' buyers.
- Waterfrontage adds a 30-50% premium over non-waterfront homes.
- Ferry proximity is the number one search filter for this suburb.
๐ฏ Marketing Angles
The 'Resort at Home' angle; 'Sydney's Best Kept Secret'; 'The Ultimate Ferry Commute'.
๐ค Target Buyer Profile
Affluent families, empty-nesters, and high-earning CBD professionals.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Verify heritage status via the City of Canada Bay LEP.
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Conduct a professional building and pest inspection, focusing on salt damp.
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Review the last 3 years of strata minutes for any mention of special levies.
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Check the NSW Planning Portal for any nearby DAs.
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Visit the property during peak ferry times to assess noise and foot traffic.
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Confirm school catchment zones for Mortlake Public and Concord High.
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Check the Sydney Airport flight path charts for the 2137 area.
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Inspect the condition of any private jetties or moorings.
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Review the flood risk maps provided by the council.
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Assess the mobile and internet connectivity (NBN status).
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Verify the boundary lines against the title deed.
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Check for any easements on the property.
๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ abs.gov.au
๐ canadabay.nsw.gov.au
๐ planningportal.nsw.gov.au
๐ crimeinsight.bocsar.nsw.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of March 31, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
