Greg Calderwood
302/7-9 Acton Street, Sutherland, NSW 2232
For Sale: $700,000 - $750,000
1 1 2
Open Saturday 27 June 9:15 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Sutherland — Dharawal Country
Originally inhabited by the Gweagal clan of the Dharawal people, the area saw early European land grants in the 1860s. The arrival of the Illawarra railway line in 1885 transformed it into a major regional hub. It has since evolved from a timber and farming district into the primary administrative center for the Sutherland Shire.
A bustling transit-oriented suburb characterized by a mix of high-density apartment living near the station and traditional family homes on the periphery.
Overall Score
8
A premier regional hub with exceptional transport and amenities, though density and price points are high.
Aboriginal Name
Dharawal— "Cabbage Palm"
Name Origin
Named after Forby Sutherland, a seaman on Captain Cook's Endeavour who was the first British subject to be buried in Australia.
Established
Gazetted 1927
Transport Hub
Major junction for the Illawarra and South Coast rail lines.
Green Space
Over 21% of the suburb is dedicated to parks and reserves.
Civic Heart
Home to the Sutherland Shire Council and the Sutherland Entertainment Centre.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady growth in 2025-2026 driven by its status as a strategic center and tight house supply.
Amenity
9
Excellent access to retail, leisure centers, and the Royal National Park.
Schools
8
Strong local primary options and proximity to high-performing secondary schools like Kirrawee High.
Transport
10
Unrivaled rail connectivity with express services to Sydney CBD and Wollongong.
Risk Profile
6
Moderate risk due to bushfire proximity and significant high-density rezoning plans.
Liveability
8
High quality of life with a mix of urban convenience and natural beauty.
Demographics
7
A younger-than-average Shire demographic with a high proportion of professionals.
Rental Demand
9
Very high demand for units near the station, keeping vacancy rates below 1%.
Growth Potential
7
Supported by the Sutherland-Kirrawee Place Plan and ongoing infrastructure investment.
Affordability
5
Houses are increasingly out of reach for first-time buyers, though units remain a viable entry point.
Crime & Safety
7
Generally safe, though retail theft and station-related incidents are noted in recent statistics.
Walkability
9
Highly walkable core with most amenities within 10-15 minutes of the station.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,680,000
Up 5.0% in 12 months
Median Unit
$825,000
Strong 7.9% annual growth
Vacancy Rate
0.83%
Extremely tight rental market
Days on Market
14-32 days
Units selling faster than houses
Median Age
37
Youngest suburb in the Shire
CBD Commute
35-40 mins
Via express train services
✅ Key Advantages
- Exceptional rail connectivity with express services to Sydney CBD.
- Comprehensive local amenities including the Sutherland Leisure Centre and library.
- Immediate proximity to the Royal National Park for outdoor recreation.
- Strong rental yields for units compared to neighboring suburbs.
- Diverse housing stock ranging from modern apartments to character homes.
⚠️ Key Watch-Outs
- Significant traffic congestion around the Princes Highway and Flora Street.
- Ongoing noise and dust from high-density construction projects.
- Limited street parking in the residential zones surrounding the station.
- Bushfire risk for properties backing onto the Woronora valley.
- Increasing school enrollment pressure due to population growth.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Civic Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly high-density apartments near the core, with detached houses on larger blocks further out.
Dominant dwelling stock.
💰 Price Range
$750k (Units) – $2.5m+ (Premium Houses)
Typical entry to ceiling.
💡 Why It Matters
As the Shire's strategic center, Sutherland is the focus of state-mandated housing targets. This ensures long-term infrastructure investment but also means the suburb is undergoing a rapid transition from suburban to urban character.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,680,000
$1.45m – $2.2m
🏢 Unit Median
$825,000
$650k – $1.2m
📈 Price Trend
+5.0% for houses, +7.9% for units (past 12 months)
12-month movement
🔑 Weekly Rents
Houses $950pw, Units $670pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Unit prices are outperforming houses in percentage terms as affordability constraints push buyers toward higher-density options.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Sydney metro house median
Price comparison
📋 Income Ratio
10.4x annual median income
Median price ÷ median income
💳 Gross Yield
3.0% (Houses), 4.3% (Units)
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the coastal Shire suburbs like Cronulla, Sutherland has seen rapid price escalation. Units remain the primary entry point for first-home buyers.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.83%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+11.8%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, commuters, and small families seeking proximity to the station.
💼 Investor Outlook
Strong capital growth prospects for units due to the 2026 Place Plan rezoning. Low vacancy rates ensure consistent cash flow, though house yields remain compressed.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.0%
1-Year Growth
+18.5%
3-Year Growth
+46.0%
5-Year Growth
📍 Growth Drivers
- Sutherland-Kirrawee Place Plan 2026 rezoning.
- Upgrades to the Sutherland Entertainment Centre and public domain.
- Continued demand for transit-oriented development.
- Younger demographic moving into the area from inner-city suburbs.
⛔ Headwinds
- Interest rate sensitivity among highly leveraged unit buyers.
- Potential oversupply of apartments in the medium term.
- Infrastructure lag in road and parking capacity.
🔮 5-Year Outlook
Sutherland is expected to continue its transformation into a high-density urban hub. Capital growth will likely be driven by its role as a 'strategic center' in the NSW South District Plan.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
10% below metro average crime rate
Relative comparison
Risk Categories
Retail Theft: High
Break and Enter: Low
Assault (Station Area): Medium
📋 What to Check Locally
Check specific street lighting and security for apartments near the station; retail theft is elevated in the shopping precinct.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are related to the suburb's transition to high density and its proximity to bushland.
🌊 Flood Risk
Low risk of riverine flooding, but moderate risk of overland flow in low-lying streets during extreme storms.
🔥 Bushfire Risk
High risk for properties on the western fringe backing onto the Woronora River valley.
🏦 Insurance Impact
Premiums may be elevated for properties in designated bushfire prone zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R4 High Density Residential near station; R2 Low Density on fringes.
🔲 Overlays
Bushfire Prone Land, Heritage Conservation (limited), Acid Sulfate Soils.
🏗️ Development Hotspots
Sutherland-Kirrawee strategic corridor under the 2026 Place Plan.
The 2026 Place Plan will introduce new planning controls to support increased housing and employment activity.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail and bus interchange; easy access to Princes Highway.
🛍️ Amenity & Retail
High; includes major supermarkets, cafes, and professional services.
🌲 Parks & Recreation
Very Good; Peace Park and Forby Sutherland Memorial Garden are local favorites.
🏫 Schools
Good; several reputable primary schools within walking distance.
🏥 Healthcare
Excellent; close proximity to Sutherland Hospital (Caringbah).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A professional, younger-skewing population compared to the rest of the Shire.
💵 Median Income
$98,500 pa (Household)
🏠 Ownership
55% owner-occupied, 45% renting
🎂 Age Profile
Median age 37; high concentration of 25-39 year olds.
🎓 Education
62% hold a tertiary qualification or higher.
📊 Age Distribution
The younger demographic drives demand for modern apartments, cafes, and nightlife, supporting the suburb's urban evolution.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Sutherland-Kirrawee Place Plan is the defining project for 2026-2027.
📈 Positive Impacts
- New public open spaces and streetscape beautification.
- Improved active transport (cycleways) links.
- Increased local employment opportunities.
📉 Negative Impacts
- Increased traffic congestion during and after construction.
- Loss of some older character housing to high-rise lots.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Kirrawee
Position
East
Price
Similar
Lifestyle
More industrial/retail focus (South Village).
Best for
Young families wanting modern amenities.
📍Loftus
Position
South
Price
Higher (Houses)
Lifestyle
Quiet, leafy, very low density.
Best for
Families seeking a traditional backyard.
📍Jannali
Position
North
Price
Slightly Higher
Lifestyle
Smaller village feel, very popular with commuters.
Best for
Professionals wanting a quieter hub.
📍Miranda
Position
East
Price
Higher
Lifestyle
Major retail destination (Westfield).
Best for
Those prioritizing shopping and entertainment.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Hornsby
NSW
8/10
Major rail junction, administrative hub, mix of high density and bushland proximity.
Epping
NSW
8/10
Strong rail connectivity and significant recent high-density growth.
Ringwood
VIC
7/10
Regional hub with major transport and retail, undergoing urban renewal.
Chermside
QLD
7/10
Major northern hub with high-density living and significant civic infrastructure.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the unmatched convenience of the train station and the local parks, though there is growing concern over the pace of apartment development and traffic.
★★★★☆
Transport & Parks
The express trains are a lifesaver for work, and I love being able to walk into the National Park on weekends.
Commute
Nature
★★★☆☆
Affordability
I could only afford an apartment here, but the lifestyle is great. Parking is a nightmare though.
Lifestyle
Parking
★★★★☆
Amenities
Everything I need is within walking distance—the library, the leisure centre, and my doctor.
Walkability
Services
★★★☆☆
Development
The new Place Plan will bring more customers, but the construction traffic is hurting trade right now.
Growth
Congestion
★★★★☆
Schools
Sutherland Public is a fantastic community school, but getting a spot in local daycares is getting harder.
Education
Childcare
★★★★★
Connectivity
Best transport in the Shire. I can be in the city in 35 minutes or Wollongong in 50.
Trains
Location
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within 800m of the station for maximum resale value.
- Check the 2026 Place Plan for potential high-rise developments next door.
- Inspect western-fringe properties for Bushfire Attack Level (BAL) ratings.
- Look for older units with 'renovation potential' as they often have larger floor plans.
- Verify school catchment boundaries, as they can be very specific in high-density areas.
❓ Questions to Ask the Agent
- What is the specific zoning for this property under the 2026 Place Plan?
- Are there any approved DAs for high-rise developments on the adjacent lots?
- What is the Bushfire Attack Level (BAL) rating for this specific address?
- How many of the units in this block are owner-occupied versus rented?
- Is the property within the Kirrawee High School catchment zone?
- What are the quarterly strata levies and are there any planned special levies?
- Does the property have a history of overland flow or drainage issues?
🏷️ Seller Strategy
- Highlight the 'strategic center' status to attract long-term investors.
- Stage apartments to appeal to professional commuters and downsizers.
- Ensure all development potential is clearly outlined in the marketing material.
- Address parking concerns by highlighting proximity to public transport.
- Capitalize on the low inventory of detached houses to drive premium prices.
📣 Positioning Tips
Position the property as a 'future-proof' investment in the Shire's primary growth hub. Emphasize the balance of urban convenience and the natural gateway to the Royal National Park.
💼 Investment Case
High rental demand and strategic rezoning make Sutherland a top pick for capital growth in the Shire.
⚠️ Investment Risks
Potential for temporary oversupply of apartments and low initial yields on houses.
📈 Action Plan
- Target 2-bedroom units with parking near the station.
- Monitor the progress of the Sutherland-Kirrawee Place Plan.
- Consider older houses on large blocks for future duplex potential (STCA).
- Maintain a buffer for potential interest rate fluctuations.
🔑 Renter Tips
- Apply quickly; units often lease within the first week of listing.
- Check for double-glazing if the property is near the rail line or Princes Highway.
- Verify if the building has secure bike storage if you don't have a car.
🏘️ What Renters Love Here
Unbeatable transport and access to local leisure facilities.
⚠️ Renter Watch-Outs
Noise from ongoing construction and limited guest parking.
🏢 Landlord Strategy
- Consider long-term leases to attract stable professional tenants.
- Ensure high-speed internet connectivity is available and promoted.
- Regularly review rents in line with the high growth seen in 2025.
📋 Compliance & Management
Ensure all fire safety and smoke alarm certifications are current, especially in older apartment blocks.
🤝 Agent Insights
- The market is currently split between high-velocity units and low-supply houses.
- Buyers are increasingly wary of future high-rise shadows; be transparent about zoning.
- The 'lifestyle' angle of the Royal National Park is a key differentiator from other hubs.
🎯 Marketing Angles
The '35-minute commute' and 'Gateway to the Park' are the most effective hooks for out-of-area buyers.
👤 Target Buyer Profile
Young professionals from the Inner West and local downsizers from larger Shire homes.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Sutherland Shire Local Environmental Plan (LEP) 2015 and 2026 updates.
✓
Order a Section 10.7 Planning Certificate to check for flood and bushfire controls.
✓
Conduct a formal building and pest inspection, focusing on damp in older units.
✓
Check the NSW Planning Portal for nearby development applications.
✓
Verify the property's inclusion in the preferred school catchment area.
✓
Assess the impact of rail noise if the property is within 200m of the line.
✓
Inspect the strata minutes for the last 3 years for any major building defects.
✓
Confirm the availability of NBN (FTTP/FTTN) at the address.
✓
Check for any heritage conservation overlays that might restrict renovations.
✓
Evaluate the peak-hour traffic flow on the nearest main road.
✓
Verify the title for any easements or covenants (e.g., Section 88B).
✓
Review the Sutherland-Kirrawee Place Plan exhibition documents.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-06 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with professional advisors before making any property purchase.
