Skip to content
Suburb profile ·Penrith LGA · NSW ·2750

Emu Plains NSW 2750

Emu Plains is in Penrith LGA, NSW, postcode 2750, with population 8,126.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$625/wk
Rising
+4.2% YoY
Mar 2025 → May 2026 · 15 periods
NSW Fair Trading · postcode 2750 · May 2026
$625
$560
Mar 2025May 2026
Why it fits

Recent price movement shows visible market momentum. School coverage gives the page a stronger family/livability signal. Transport coverage adds a practical access signal.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.3M
House median, latest period
↑10.4%YoY D8 vs AU
Median rent
$625/wk
Income-stretched rent market
↑4.2%YoY D10 vs AU
Gross yield
2.6%
Low yield band
D8 vs AU
Population
8,126
8K local footprint
D10 vs AU
Schools
6
Matched school context
D10 vs AU
Drive to city
51 min
58.5 km to Sydney CBD · free-flow
Transit to city
1h 56m
Public transport to Sydney CBD · weekday 8am
Solar
6,350
415 added 12mo · 50MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q4'25 · Units to Q3'25 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2006Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+10.3%
5-yr
+7.1%
10-yr
+6.7%
Affordability trajectoryWorsening
Price
+10.5%/yr
Income
+4.3%/yr

Growth in median price vs median household income — worsening — prices outgrowing incomes.

Indicative cashflow-$745/wk (-$38,741/yr) · interest-only @ 6.2%, 80% LVR
Market turnover3.5% of homes traded/yr (108 sales · -9% vs 3-yr avg)
Rent stabilitystable — rents vary ±1.8% around trend (short window, 15 pts)
Value vs advantage+14% vs suburbs of similar SEIFA advantage (decile 7)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Cgrade · 42/100 · top 58% of 3,605AU suburbs
Peer distributionstronger than 42% of AU suburbs
WeakerTypicalStronger
Capital growth42
Rental yield36
Stability66
Volatility-8.2ppCycle-2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Emu Plains

Owner-occupied 77%Rented 23%
Investor activityATO
Negatively geared6.9%
2,023 of 3,468 landlords
Avg rental loss$8,273/yr
Landlords (rental income)3,468
Reported capital gains1,642
Investor exposure index(low vs national)42.3/100
The read

Owner-occupier stronghold

75% of homes here are owner-occupied and 22% rented, with 7% of landlords negatively geared.

Why it fits

75% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 2.6% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
75%
of household income to service a new loan
17.4 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $6,103/mo vs median rent $2,708/mo (+125% · +$783/wk)

If rates move

At 4.0%: $4,860/mo (-1,243) · at 6.0% (current): $6,103/mo · at 8.0%: $7,470/mo (+1,366)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
13.0x
median home price as a multiple of annual household income
Stretched
Renting
33%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $2,200/mo, while renters pay about $2,708/mo — renting runs $508/mo higher on these medians.

Median price
$1.27M
Household income · yr
$98K
Median rent · wk
$625
Owner mortgage · mo
$2,200
Gross yield
2.6%

Household income

ABS Census · ATO
$98K household · yr+18.6% vs NSW suburb median
Personal
$46K
Family
$122K
Household
$98K
Household income distribution (ABS Census 2021 · weekly)fewer than 14% could service the median house
Under $300
80
$300-649
415
$650-999
312
$1,000-1,499
368
$1,500-1,999
321
$2,000-2,999
541
$3,000-3,999
384
$4,000+
406

Serviceability line: a household needs about $4,695/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 55% of households here would spend more than 30% of income on rent (rent stress line: $2,083/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$58K → $68K

Housing stock and tenure

ABS Census 2021
Tenure (2,989 households)3.4% social housing
Owned outright
39%
Owned with mortgage
36%
Rented
22%
Dwelling structure3.2% of dwellings unoccupied on census night
Separate house
82%
Townhouse / semi
12%
Flat / apartment
2%

Getting to work: 56% drive, 2% public transport, 2% walk or cycle, 37% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total6
Avg ICSEA1019
Students2,678
Catholic2
Government4
  • Emu Plains Public SchoolPrimary · Government · ICSEA 993
  • Emu Heights Public SchoolPrimary · Government · ICSEA 1006
  • Leonay Public SchoolPrimary · Government · ICSEA 1049Zoned
  • Nepean Creative and Performing Arts High SchoolSecondary · Government · ICSEA 994Zoned
  • Our Lady of The Way Primary SchoolPrimary · Catholic · ICSEA 1047
  • Penola Catholic College Emu PlainsSecondary · Catholic · ICSEA 1024

2 of 6 schools here operate published enrolment zones (catchments). Zone boundaries set eligibility — check the official source for the exact catchment. Not enrolment advice.

Livability

OSM · GTFS · schools + hospitals
94/ 100 livability index

Top 6% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 94% of Australian suburbs
WeakerTypicalStronger
Everyday access86
Public transport (90 stops)95
Schools & hospitals92

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
9,111
3,984 per 100k
D6 vs AU

Crime

lga
Rate · per 100k3,984
Total incidents9,111· April 2025 - March 2026
  • Assault2,35561%
  • Sexual Offences70918%
  • Robbery812%
  • Break And Enter70518%

Bushfire exposure

NSW RFS Bush Fire Prone Land
Moderate exposure ~17.7%
~17.7% of the suburb is Bush Fire Prone Land · ~12.2% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Short-term rentals

Inside Airbnb
14
active listings · ~1.7 per 1,000 residents
86%
entire homes (vs private rooms)
71%
run by multi-listing operators

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Low Density Residential
Residential 30% Other 24% Public / Open space 23% Industrial 15% Commercial / Mixed 1%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Emu Plains - Leonay SA2 area · 2022 base
13,839 people · 202213,524 by 2032 (-2.3%)

ABS population projection (2022 base) for the Emu Plains - Leonay SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Emu Plains NSW — Property Data and Demographics

Emu Plains (postcode 2750) is a medium-sized suburb in New South Wales within the Penrith local government area. The area has roughly 8,126 residents and an established demographic, with a median age of 41. Households earn a median income of $98K per year, with an average household size of 2.6 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.2% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, clerical & administrative, managers. Employment in the area leans toward construction and healthcare. The top ancestries reported are Australian, English, Irish.

The median house price in Emu Plains is $1.3 million, having risen steeply by 10.4% over the past year. Units have a median price of $934,000 (+17.1% YoY). The current median weekly rent is $625. This gives a gross rental yield of approximately 2.6%. The median monthly mortgage repayment is $2,200.

Emu Plains is served by 6 schools, including 4 primary, 2 secondary. The average ICSEA score is 1019, which is around the national average of 1,000. Public transport access includes 2 rail stations, 88 bus stops. The crime rate in the Penrith LGA is below average at 3,984 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 2.6% (low yield). Property prices are near the state median ($1.3M/$1.5M). The price-to-income ratio of 13.0x is considered stretched. House prices have moved +10.4% year-on-year. Population growth of +1.2% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.6%↓ Low Yield
Price vs State$1.3M/$1.5M· Near Median
Affordability13.0x↓ Stretched
Price Momentum+10.4%↑ Rising
Pop. Growth+1.2%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,200
Rent · wk(Census)$420
Market rent · wk(2026-05)$625
Gross yield1.7%
Price / income13.0x
Sales vol (latest Q)(2025-Q4)15
Population growth · Penrith LGAABS ERP
Population (2025)231,701
5-year growth+1.3% CAGR
YoY change+1.2%
20012025
Development · Penrith LGAABS Approvals
Approvals (2026)1,378
Houses 37%Units 63%
YoY change+0%
Employment · Penrith LGASALM
Unemployment (Dec-25)3.7%
YoY change-0.4pp
Dec-10Dec-25
Property investors · Postcode 2750ATO
Negatively geared6.9%
2,023 of filers
Avg rental loss$8,273/yr
Landlords (rental income)3,468
Reported capital gains1,642
People & prosperity
DemographicsCensus 21
Population8,126
Median age41
Household size2.6
HH income · wk$1,877
Personal income · wk$880
Persons / bedroom0.8
IncomeATO 22-23
Median income$68,153
Mean income$79,186
Earners9,113
YoY change+7.6%
SEIFA indexABS
Advantage (IRSAD)7/10
Education (IEO)6/10
Economic (IER)6/10
Disadvantage (IRSD)7/10
Income momentumCensus 16→21
HH income · wk$1,685 → $1,877
Change+11.4%
vs NSW median-9.2 pp
Median rent+5%
softeningvs NSW 2016–21
Top occupationsCensus
Professionals816Clerical & Administrative640Managers521Technicians & Trades504Community & Personal Service396
Top industriesCensus
Construction502Healthcare488Education453Public Admin & Safety331Retail Trade326
Top ancestryCensus
Australian3,381English3,250Irish1,116Scottish808German305
Area & amenity
Local amenitiesOSM
Supermarkets2
Pharmacies1
GP / clinics2
Fuel stations3
Cafes & dining21
aldi1
woolworths1
TransportGTFS
Rail stations2
Bus stops88
Emu Plains Station, Railway Row
Railway Row Opp Emu Plains Station
Aged care · Penrith LGAGEN
Facilities13
Residential places1,270
Glenmore Park Care Community156 places
Boronia House130 places
SummitCare St Marys130 places
The Royce Manor128 places
SummitCare Penrith115 places
Anglicare Newmarch House102 places
+7 more in Penrith LGA
Childcare · Penrith LGAACECQA
Services187
Approved places12,470
Exceeding NQS34
Jordan Springs OSHCLUB355 places
Go Bananas Early Learning Centres205 places
Bright Minds Academy167 places
Ambrose School Age Care, Bethany, Glenmore Park165 places
Glenmore Park Early Learning Centre160 places
Greenwood Penrith159 places
+181 more in Penrith LGA
Nearby in Penrith LGA12
Colyton$1.2M · 8,770Cambridge Park$1.1M · 7,054Erskine Park$1.4M · 6,486Claremont Meadows$1.3M · 5,177South Penrith$1.1M · 12,005Jamisontown$1.2M · 5,321Jordan Springs$1.1M · 11,772St Marys$1.2M · 13,256Cranebrook$1.3M · 15,779Werrington$1.1M · 5,328Werrington County$1.2M · 3,698Penrith$1.2M · 17,966
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.

Current status
Add Emu Plains if it deserves a shortlist slot.

No saved AU suburbs yet.

EMPTY SET

No saved suburbs yet. Start with one ranking or suburb page, then compare once you have two candidates.

Open rankings to save the first candidates.

Model current suburb
Sources & freshness
Strong evidence

There is enough direct local evidence on Emu Plains for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2025-Q4 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-05 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 6 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 90 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Emu Plains sits in Sydney — explore the metro.

Emu Plains FAQ

Common questions
  1. What LGA is Emu Plains in?

    Emu Plains is in the Penrith Local Government Area, NSW, postcode 2750. Council-level context for Penrith LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Emu Plains?

    The current median house price in Emu Plains, NSW is $1.3M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Emu Plains?

    The median weekly rent in Emu Plains is $625/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Emu Plains?

    Income-stretched rent market: Weekly rent screens at about 48% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Emu Plains a good investment?

    QuickProperty's investment signals for Emu Plains show: Low Yield, Near Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Emu Plains?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Emu Plains data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.