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Ziggy Parsonson
53 Windsor Street, Richmond, NSW 2753
Upcoming Auction | Deceased Estate
3 1 2
Auction Tuesday 25 August 6:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Richmond — Darug Country
Richmond is one of the five 'Macquarie Towns' established to provide a secure food supply for the early Sydney colony. It served as a vital river port and agricultural hub, retaining much of its 19th-century streetscape and character.
Today, it is a bustling regional center that supports the RAAF Base Richmond, Western Sydney University Hawkesbury campus, and a growing commuter population.
Overall Score
6.8
A solid lifestyle choice for families and RAAF personnel, though investment safety is tempered by environmental risks.
Aboriginal Name
Nura— "Place or Country"
Name Origin
Named after Charles Lennox, 3rd Duke of Richmond, by Governor Lachlan Macquarie in 1810.
Established
Founded 1810
RAAF Base
Home to RAAF Base Richmond since 1925.
Heritage
Contains over 50 state-significant heritage items.
Education
Hosts the historic Western Sydney University Hawkesbury campus.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.2
Steady demand for detached housing, though flood concerns have moderated recent capital gains compared to higher ground.
Amenity
8.1
Excellent local shopping, cafes, and parklands within a compact town center.
Schools
7.5
Strong local options including Richmond Public, Richmond High, and St Monica's Primary.
Transport
7.2
End-of-line train station provides direct, albeit long, access to the Sydney CBD.
Risk Profile
3.5
High exposure to Hawkesbury River flooding and RAAF aircraft noise contours.
Liveability
7.8
High quality of life with a community feel, open spaces, and mountain views.
Demographics
6.4
Diverse mix of young families, university students, and long-term retirees.
Rental Demand
8.3
Very high demand driven by the RAAF base and university students.
Growth Potential
6.1
Limited by flood constraints on new development, which may preserve value for existing high-ground stock.
Affordability
7.4
Remains more accessible than the Sydney metropolitan average, offering larger land sizes.
Crime & Safety
6.5
Generally safe, with typical regional town issues concentrated around the transport hub.
Walkability
8.2
The town center is highly walkable with a traditional grid layout.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$925,000
Estimated March 2026
Median Unit
$585,000
Estimated March 2026
12m Growth
4.2%
Steady performance
Vacancy Rate
1.1%
Extremely tight
Flood Zone
High Risk
Check specific lot levels
Noise
Moderate
RAAF flight path impact
✅ Key Advantages
- Historic town character with wide streets and heritage architecture.
- Direct rail link to Sydney CBD and Blacktown.
- Proximity to the Hawkesbury River and Blue Mountains for recreation.
- Strong local employment base via RAAF and University.
- Self-contained amenity with major supermarkets and local boutiques.
⚠️ Key Watch-Outs
- Severe flood risk in lower-lying areas of the 2753 postcode.
- Significant aircraft noise from RAAF Base Richmond.
- Rising insurance costs due to recent flood events (2021-2024).
- Traffic congestion at the North Richmond bridge bottleneck.
- Heritage overlays can complicate renovations and extensions.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Historic Regional Hub
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached weatherboard and brick houses, with increasing townhouse infill.
Dominant dwelling stock.
💰 Price Range
$550k (Units) – $1.6m (Acreage/Heritage)
Typical entry to ceiling.
💡 Why It Matters
Richmond serves as the commercial heart of the Hawkesbury. It offers a unique 'country town' feel while remaining technically part of Greater Sydney, making it a target for those seeking space without losing connectivity.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$925,000
$820k – $1.35m
🏢 Unit Median
$585,000
$490k – $720k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $460pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-2021 surge, with buyers now pricing in the 'flood premium' for homes on higher ground.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
28% below Sydney metro median
Price comparison
📋 Income Ratio
8.4x annual income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Richmond remains one of the more affordable entry points for detached housing in Greater Sydney, though insurance costs must be factored into the monthly budget.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
RAAF personnel, university staff/students, and young families priced out of Penrith.
💼 Investor Outlook
Strong yields and low vacancies make it attractive, but capital growth is sensitive to flood mapping updates. Focus on flood-free pockets for long-term security.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+30.2% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing investment in RAAF Base Richmond infrastructure.
- Expansion of Western Sydney University Hawkesbury campus.
- Spillover demand from the North West Growth Area.
- Limited supply of new land due to flood constraints.
⛔ Headwinds
- Increasingly restrictive flood planning controls.
- High cost of building insurance.
- Infrastructure lag, specifically the Richmond Bridge replacement.
🔮 5-Year Outlook
Moderate growth expected. Properties on high ground (above the 1:100 flood level) will likely outperform the broader market as risk-aversion grows.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6.5
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Similar to Greater Sydney average for property crime
Relative comparison
Risk Categories
Break and Enter: Medium
Assault: Medium
Theft: Medium
📋 What to Check Locally
Check the NSW BOCSAR heatmaps for specific streets near the station and shopping precincts.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern for Richmond, specifically the catastrophic potential of the Hawkesbury-Nepean flood plain.
🌊 Flood Risk
High risk. Large portions of the suburb are subject to inundation. The 2021 and 2022 floods saw significant road closures and property impacts.
🔥 Bushfire Risk
Low within the main township, but increases on the western and southern rural fringes.
🏦 Insurance Impact
Critical. Some insurers may refuse flood cover or charge premiums exceeding $10,000 p.a. for high-risk lots.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Flood Planning, Heritage Conservation Area, Aircraft Noise (ANEF).
🏗️ Development Hotspots
Medium density infill near the Richmond Marketplace and station.
Strict planning controls protect the town's heritage but limit the potential for large-scale modern redevelopment.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Richmond Station provides T1 Western Line services; bus links to Penrith and Windsor.
🛍️ Amenity & Retail
Richmond Marketplace (Woolworths/Big W) and a vibrant Windsor St cafe strip.
🌲 Parks & Recreation
Richmond Park (historic center) and Pughs Lagoon are major local assets.
🏫 Schools
Good mix of public and private; Richmond High is a local staple.
🏥 Healthcare
Proximity to Hawkesbury District Health Service (Windsor) and local GPs.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable community with a high proportion of defense force families and a notable student population.
💵 Median Income
$82,500 pa
🏠 Ownership
58% owner-occupied, 39% renting
🎂 Age Profile
Median age 36
🎓 Education
High proportion of vocational and tertiary students due to WSU.
📊 Age Distribution
The RAAF base provides a 'recession-proof' element to the local economy and rental market.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure resilience and bridge upgrades rather than mass residential expansion.
📈 Positive Impacts
- New Richmond Bridge project to improve flood evacuation and traffic flow.
- Upgrades to RAAF Base Richmond facilities.
- Revitalization of the Richmond town center public realm.
📉 Negative Impacts
- Construction disruption during bridge works.
- Increased traffic through the town center during peak hours.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍North Richmond
Position
West
Price
Slightly higher
Lifestyle
More modern estates, but dependent on the bridge.
Best for
Young families seeking newer homes.
📍Windsor
Position
East
Price
Similar
Lifestyle
More commercial and administrative focus.
Best for
Heritage lovers and professionals.
📍Hobartville
Position
South
Price
Lower
Lifestyle
Purely residential, 1960s-70s housing stock.
Best for
First home buyers on a budget.
📍Londonderry
Position
South
Price
Higher (Acreage)
Lifestyle
Semi-rural acreage and farms.
Best for
Lifestyle buyers and tradies needing space.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Penrith
NSW
7.5/10
Major western hub with rail and river proximity.
Maitland
NSW
7.0/10
Historic regional town with significant flood history and rail.
Gawler
SA
6.8/10
Historic satellite town with a strong community identity.
Werribee
VIC
7.1/10
Outer-metro hub with a mix of heritage and new growth.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the small-town feel and the convenience of the train station, but there is persistent anxiety regarding flood events and traffic.
★★★★☆
Community Spirit
It's a beautiful place to raise kids with great parks, but you have to be prepared for the floods.
Community
Flood Risk
★★★★★
Work Convenience
Perfect for work at the base. The rental market is always strong here.
Location
Investment
★★★☆☆
Transport
The train is great because you always get a seat at the start of the line, but it's a long trip.
Rail Access
Commute Time
★★★★☆
Walkability
I can walk to the shops and my doctor easily. The heritage houses are lovely to walk past.
Walkability
Aesthetics
★★★☆☆
Insurance Costs
Found a great house but the insurance quote was a shock. Make sure you check before you buy.
Affordability
Insurance
★★★★☆
Lifestyle
Good local pubs and cafes. It's quiet but has everything you need.
Amenity
Nightlife
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties located above the 1:100 year flood level.
- Obtain an insurance quote during the cooling-off period to ensure the property is insurable at a reasonable rate.
- Check the ANEF (Aircraft Noise) contours to understand flight path impacts.
- Inspect for heritage restrictions if looking at older cottages.
- Look for properties with modern drainage solutions.
- Consider the impact of the new Richmond Bridge on local traffic patterns.
❓ Questions to Ask the Agent
- Is this property located within the 1-in-100 year flood zone?
- What was the impact of the 2021 and 2022 flood events on this specific street?
- Are there any heritage conservation restrictions on this title?
- What is the current ANEF noise rating for this address?
- Has the property ever had a flood-related insurance claim?
- What are the current owners paying for building insurance?
- Is the property connected to town sewer and water?
- Are there any planned developments in the immediate vicinity?
🏷️ Seller Strategy
- Highlight 'high ground' or flood-free status if applicable.
- Provide recent building and pest reports to alleviate buyer concerns about damp or structural issues.
- Showcase heritage features that have been well-maintained.
- Target RAAF personnel who often look for proximity to the base.
- Ensure gardens are well-presented to emphasize the semi-rural lifestyle.
📣 Positioning Tips
Position the property as a 'safe haven' in a historic town, emphasizing elevation and proximity to the rail link for city commuters.
💼 Investment Case
Strong rental yields and low vacancy rates due to RAAF and University demand.
⚠️ Investment Risks
Capital growth may be capped by environmental risks and high holding costs (insurance).
📈 Action Plan
- Target 3-bedroom houses on high ground.
- Verify flood status via Hawkesbury Council's online maps.
- Consider townhouses for lower maintenance and higher yields.
- Ensure the property meets all smoke alarm and safety compliance for defense housing standards.
🔑 Renter Tips
- Apply early; the market is very competitive.
- Check if the property has air conditioning for the hot Western Sydney summers.
- Ask about the history of flood water on the street.
🏘️ What Renters Love Here
Walkable town center and good public transport.
⚠️ Renter Watch-Outs
Aircraft noise can be disruptive for those working from home.
🏢 Landlord Strategy
- Maintain properties to a high standard to attract long-term RAAF tenants.
- Consider allowing pets to increase the tenant pool.
- Review rents annually in line with the high local demand.
📋 Compliance & Management
Ensure strict adherence to NSW residential tenancy laws, particularly regarding flood disclosure.
🤝 Agent Insights
- Flood-free properties are currently commanding a significant premium.
- Buyers are increasingly wary of insurance costs.
- The 'Macquarie Town' heritage is a major selling point for out-of-area buyers.
🎯 Marketing Angles
Historic charm meets modern connectivity.
👤 Target Buyer Profile
Young families, RAAF families, and heritage enthusiasts.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check Hawkesbury City Council Flood Maps.
✓
Review the NSW Planning Portal for heritage overlays.
✓
Obtain a formal insurance quote for flood and storm cover.
✓
Review the ANEF (Aircraft Noise) map for RAAF Base Richmond.
✓
Conduct a structural building inspection for signs of past water damage.
✓
Check the Section 10.7 Certificate for all planning notations.
✓
Verify the property's elevation (AHD) relative to known flood levels.
✓
Assess the condition of the roof and guttering for storm resilience.
✓
Check for any easements on the title.
✓
Confirm school catchment zones for Richmond Public or Richmond High.
✓
Visit the property during an RAAF flight window to assess noise.
✓
Review the Hawkesbury-Nepean Valley Flood Evacuation Road upgrades.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 hawkesbury.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 abs.gov.au
🔗 bocsar.nsw.gov.au
🔗 ses.nsw.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only. Data is based on 2026 projections and historical trends. Buyers must conduct their own independent due diligence, particularly regarding flood risk and insurance eligibility.
