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Nathan Vincin
2A Plimsoll Street, McGraths Hill, NSW 2756
Guide $1,355,000-$1,490,000
4 2 2
Open Saturday 27 June 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Mcgraths Hill — Darug Country
Originally part of the Green Hills district, the area was vital for early colonial food production due to fertile river flats. It transitioned from agricultural land to a residential suburb in the mid-to-late 20th century as Windsor expanded.
A quiet, low-density residential suburb characterized by 1970s-1990s brick veneer homes and newer estates on the suburb's fringes.
Overall Score
6.2
A balanced suburb for families, but heavily weighed down by environmental risks.
Name Origin
Named after James McGrath, an early Irish settler and convict who was granted land in the area in the early 19th century.
Established
Gazetted 1970s
Flood History
Experienced significant inundation during the 2021 and 2022 Hawkesbury flood events.
Connectivity
Bordered by the Richmond railway line, providing direct access to the Sydney CBD via Mulgrave Station.
Lot Sizes
Known for generous residential blocks, often exceeding 600sqm, which is rare in newer Sydney developments.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
5.5
Steady demand but price growth is tempered by flood concerns and rising insurance costs.
Amenity
6.0
Good local shops and proximity to Windsor's commercial hub, though limited internal retail.
Schools
6.5
Access to local public schools and the nearby prestigious Arndell Anglican College.
Transport
6.0
Proximity to Mulgrave station is a plus, though road congestion on Windsor Road is common.
Risk Profile
2.0
Extremely high flood risk area which remains the primary deterrent for conservative investors.
Liveability
7.0
High for families who value space, quiet streets, and a community-focused atmosphere.
Demographics
7.5
Strong presence of established families and high rates of home ownership.
Rental Demand
6.5
Consistent demand from families priced out of the Hills District looking for more space.
Growth Potential
5.0
Limited by geographic constraints and flood zoning which restricts high-density development.
Affordability
7.5
Offers better value per square metre than nearby Box Hill or Marsden Park.
Crime & Safety
8.0
Generally considered a safe, low-crime area compared to Greater Sydney averages.
Walkability
4.0
Car-dependent for most errands; internal pedestrian infrastructure is basic.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,045,000
Estimated as of Q1 2026
12mo Growth
3.2%
Modest recovery post-flood
Family Ratio
78%
Predominantly family households
Owner Occupied
74%
High neighborhood stability
CBD Commute
65-75 min
Via Mulgrave Station
Flood Zone
High
Check specific lot levels
✅ Key Advantages
- Larger land sizes compared to newer North-West growth corridor suburbs
- Strong sense of community and high owner-occupier rate
- Proximity to the historic Windsor township and its amenities
- Relatively affordable entry point for detached housing in the Sydney basin
- Easy access to the M2 and M7 via Windsor Road for commuters
⚠️ Key Watch-Outs
- Severe flood risk with potential for property damage and evacuation
- Rapidly escalating home insurance premiums in the 2756 postcode
- Limited local employment opportunities requiring long commutes
- Traffic bottlenecks at the Windsor Bridge and along Windsor Road
- Lack of diverse housing options (very few apartments or townhouses)
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-storey and double-storey houses.
Dominant dwelling stock.
💰 Price Range
$850k – $1.45m
Typical entry to ceiling.
💡 Why It Matters
It serves as a more affordable alternative to the Hills District for families who need space but are willing to manage the environmental risks associated with the Hawkesbury River.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,045,000
$920k – $1.4m
🏢 Unit Median
—
Limited data available
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw - $750pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices saw a sharp correction following the 2022 floods but have since stabilized as buyers weigh affordability against risk.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% below Sydney metro median
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While the purchase price is lower than the Sydney average, the total cost of ownership is impacted by high insurance levies.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
21 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand Level
Moderate
👤 Tenant Profile
Young families and local workers in the Hawkesbury/Penrith regions.
💼 Investor Outlook
Rental yields are modest. Investors should focus on properties with lower flood risk to ensure tenant stability and lower maintenance costs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+6.5% cumulative
3-Year Growth
+24% cumulative
5-Year Growth
📍 Growth Drivers
- Continued spillover from the expensive Hills District
- Upgrades to the Windsor Road corridor
- Limited supply of large residential blocks in the region
- Proximity to the Western Sydney Aerotropolis growth area
⛔ Headwinds
- Insurance uninsurability for some high-risk properties
- Stricter lending criteria for flood-prone postcodes
- Geographic constraints preventing significant new development
🔮 5-Year Outlook
Expect modest growth that tracks below the Sydney average unless significant flood mitigation infrastructure is fast-tracked by the state government.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
20% below Sydney average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Low
Public Order: Low
📋 What to Check Locally
Check the NSW BOCSAR crime maps for specific street-level data, though the suburb is generally very quiet.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The suburb is defined by its environmental risk. Prospective buyers must prioritize flood due diligence over all other factors.
🌊 Flood Risk
High risk. Significant portions of the suburb are within the 1-in-100 year flood zone. Evacuation routes can be cut off during major events.
🔥 Bushfire Risk
Low risk for the main residential area, though fringe properties near bushland should check the RFS maps.
🏦 Insurance Impact
Critical concern. Some insurers may refuse cover for flood, or charge premiums exceeding $10,000 per annum for high-risk lots.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Flood Planning Area, Acid Sulfate Soils
🏗️ Development Hotspots
Limited; mostly small-scale subdivisions of existing large lots.
Zoning is restrictive to prevent increasing the population at risk in flood zones.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Mulgrave station is nearby, but most residents rely on cars for daily tasks.
🛍️ Amenity & Retail
Mcgraths Hill Shopping Centre provides essentials (Aldi, specialty shops).
🌲 Parks & Recreation
Good access to local parks like Colbee Park and the Hawkesbury River foreshore.
🏫 Schools
Mcgraths Hill Public is well-regarded; Windsor High is the local secondary option.
🏥 Healthcare
Windsor (Hawkesbury District Health Service) is the nearest major medical facility.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, family-oriented population with a high proportion of tradespeople and professionals working in Western Sydney.
💵 Median Income
$94,000 pa
🏠 Ownership
74% owner-occupied
🎂 Age Profile
Median age 37
🎓 Education
High percentage of vocational (TAFE) qualifications and secondary completion.
📊 Age Distribution
The high owner-occupancy rate contributes to well-maintained properties and a strong community spirit.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is primarily on flood resilience and road connectivity rather than residential density.
📈 Positive Impacts
- Windsor Road upgrades improving commute times
- New Hawkesbury River bridge improving regional flow
- State government investment in flood warning systems
📉 Negative Impacts
- Ongoing debate over raising the Warragamba Dam wall creating uncertainty
- Strict development controls limiting capital improvement potential
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Windsor
Position
West
Price
Similar
Lifestyle
More historic, commercial hub, higher density
Best for
Lovers of heritage and walkability
📍Oakville
Position
North-East
Price
Higher
Lifestyle
Semi-rural, large acreages, rapid development
Best for
Lifestyle buyers and land bankers
📍Box Hill
Position
East
Price
Higher
Lifestyle
New master-planned estates, smaller blocks
Best for
Buyers wanting brand new homes
📍Pitt Town
Position
North
Price
Significantly Higher
Lifestyle
Premium historic village, larger prestige lots
Best for
Upgraders and executive families
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
South Windsor
NSW
6.0/10
Similar flood profile and housing stock age.
Richmond
NSW
6.8/10
Hawkesbury location with similar rail access.
Chipping Norton
NSW
6.5/10
Established suburb with significant water/flood risks.
Bligh Park
NSW
6.4/10
Nearby family suburb with similar price points.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the quiet streets and the 'everyone knows everyone' feel, but there is a palpable underlying anxiety regarding future flood events.
★★★★☆
Community Spirit
It's a great place to raise kids with big backyards, though the floods in '22 were a real wake-up call for the neighborhood.
Safe
Flood Risk
★★★☆☆
Affordability
We could afford a house here instead of a unit in Rouse Hill, but our insurance quotes were a massive shock.
Value
Insurance Cost
★★★☆☆
Transport
The train from Mulgrave is reliable, but the drive into the city via Windsor Road is getting worse every year.
Rail Access
Traffic
★★★★★
Lifestyle
I love being so close to the Windsor shops and the river, it still feels like a country town here.
Quiet
Convenience
★★★★☆
Space
Plenty of room for the ute and the boat, which you just don't get in the new estates nearby.
Large Blocks
Storage
★★★★☆
Schools
The local primary school is fantastic and there are plenty of parks for the kids to run around in.
Family Friendly
Parks
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Obtain a detailed flood report for the specific lot, not just the suburb.
- Get multiple insurance quotes before signing a contract to ensure the property is insurable at a reasonable rate.
- Check the floor level height relative to the 1-in-100 year flood level.
- Prioritize properties on the 'higher' side of the suburb closer to the Windsor Road ridge.
- Look for homes that have been renovated with flood-resilient materials if in a lower zone.
❓ Questions to Ask the Agent
- What was the exact water level on this property during the 2022 flood?
- Can you provide a recent insurance premium estimate for this specific address?
- Has the home been built or renovated to exceed the 1-in-100 year flood level?
- Are there any easements on the property that affect drainage?
- What are the neighbors' experiences with local flooding and evacuations?
- Is the property currently insurable for flood cover with major providers?
🏷️ Seller Strategy
- Provide a pre-purchase building and pest report to build buyer confidence.
- Highlight any flood mitigation improvements made to the property.
- Be transparent about past flood impacts to avoid deals falling through during due diligence.
- Target young families looking for space who are priced out of the Hills.
- Emphasize the lifestyle benefits and community feel of the street.
📣 Positioning Tips
Position the property as a 'value-rich family haven' that offers the space and community modern estates lack, while being upfront about environmental management.
💼 Investment Case
A high-risk, moderate-yield play. Capital growth may lag behind the Sydney average due to the 'flood stigma'.
⚠️ Investment Risks
High insurance costs, potential for total loss of rent during flood events, and limited exit strategy if lending tightens further on flood zones.
📈 Action Plan
- Buy only in the lowest-risk pockets of the suburb.
- Ensure the property has a high rental appeal to offset insurance costs.
- Maintain a significant emergency fund for property repairs.
- Monitor Hawkesbury Council's flood mitigation strategies closely.
🔑 Renter Tips
- Ask the landlord about the property's flood history.
- Ensure you have a flood evacuation plan in place.
- Check if the property has adequate storage for belongings above ground level.
- Confirm who is responsible for garden maintenance on large blocks.
🏘️ What Renters Love Here
Large homes for lower rent than nearby growth centers.
⚠️ Renter Watch-Outs
Risk of displacement during heavy rain events.
🏢 Landlord Strategy
- Install flood-resilient flooring (e.g., tiles or polished concrete) where appropriate.
- Ensure electrical outlets are positioned higher on walls.
- Keep gutters and drainage systems meticulously maintained.
- Screen for long-term tenants who understand the local geography.
📋 Compliance & Management
Must disclose known flood risks to tenants under NSW residential tenancy laws.
🤝 Agent Insights
- Buyers are increasingly educated on flood maps; don't downplay the risk.
- The 'lifestyle' angle (boats, caravans, space) is the strongest selling point.
- Properties with 'high and dry' certificates sell at a significant premium.
🎯 Marketing Angles
Focus on 'Room to Grow', 'Traditional Quarter Acre Lifestyle', and 'Gateway to the Hawkesbury'.
👤 Target Buyer Profile
Local upgraders, tradespeople needing storage, and budget-conscious young families.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Hawkesbury City Council Flood Study maps.
✓
Check the NSW Planning Portal for any specific overlays.
✓
Request a 'Section 10.7 Certificate' (formerly 149) from the council.
✓
Verify the property's elevation via a professional survey.
✓
Inspect the sub-floor for signs of historical water damage or mold.
✓
Confirm the proximity and capacity of local evacuation routes.
✓
Evaluate the condition of local drainage infrastructure near the property.
✓
Check for any planned government buy-back or mitigation schemes in the street.
✓
Assess the impact of the Richmond Road/Windsor Road traffic on daily commute.
✓
Review the school catchment zones for Mcgraths Hill Public School.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 hawkesbury.nsw.gov.au
🔗 abs.gov.au
🔗 planningportal.nsw.gov.au
🔗 ses.nsw.gov.au
🔗 bocsar.nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026. Property investment involves risk, particularly in flood-prone areas. Buyers should conduct their own independent financial, legal, and environmental due diligence before proceeding with a purchase.
