Bligh Park
Data led market context, rankings and research insights prepared by High Income Property.
Bligh Park market snapshot
Key property, rental and demographic indicators from the report, compiled by the HIP buyers agent research team.
Bligh Park PPI Ranking
Plateau
Two years of sales activity: 83 sales over 12 months.
Quiet holding pattern.
Sales volumes have flattened, live pressure is neither building nor easing, and prices have risen 14% over the past year. The absence of stress is reassuring for existing holders, while the lack of momentum means near term acceleration is unlikely.
Sales per quarter
November 2024 to August 2026
Quarterly sales have ranged from 18 to 31 over the past two years.
Market pressure right now
Market pressure is holding steady. The Thermometer reads 52, with tight inventory at 2.6 months and brisk turnover at a 28 day median. Sales volumes have flattened (PPI Plateau), but prices have risen 14% over the past year, so both prices and the pressure environment contradict a soft market read. At this level of pressure, price growth is likely to continue at current rates. Inventory is the key metric to watch, as it would typically be the first signal to move if the market begins to soften.
Hotspotting Thermometer Score, snapshot 31 August 2026.
Pressure trajectory
Palash DaveFounder and buyers agent, High Income Property
The suburb looks good. Does the property?
A suburb report tells you where the market sits. It cannot tell you whether a specific home sits inside a flood or bushfire overlay, backs onto a drainage reserve, faces a future road widening, shares a boundary with a planned development, or is priced above comparable sales two streets away. Those details move the result more than the suburb averages do.
HIP prepares a detailed property report on the exact property you are considering, covering:
- Lot, title and registration status, plus overlays and easements
- Street-level comparable sales and realistic rent, not suburb medians
- Surrounding land use, zoning and nearby development applications
- Build contract, inclusions and fixed-price protection for new builds
Palash Dave reviews every report personally as the buyers agent Sydney investors deal with directly at HIP.
PPI and Thermometer explained
Where the market is heading next
The Price Predictor Index (PPI) is Hotspotting’s proprietary classification of where each market sits in its price cycle. While the Thermometer Score tells you how much pressure exists today, the PPI tells you which direction that pressure is pointing. It reads the trajectory of sales activity over multiple quarters, the strongest leading indicator of future price movement, and assigns one of five rankings, or SNR (Statistically Not Reliable) for markets with sales volumes too low to score.
Rising Recovery Consistent Plateau Inconsistent Declining SNR
| Rising | Sales volumes are accelerating, the strongest forward signal that prices are likely to keep climbing. |
| Recovery | After a softer period, activity has turned higher, an early cycle bottoming signal. |
| Consistent | Volumes are steady and well supported, sustained momentum without acceleration or capitulation. |
| Plateau | Activity has flattened after an earlier rise, a caution flag that near term price momentum may be fading. |
| Inconsistent | Enough sales to classify, but the volume pattern is unsettled with no high conviction direction. The Thermometer is the more useful short term signal. |
| Declining | Volumes have weakened, typically a precursor to softer prices ahead. |
| SNR | Statistically Not Reliable. Sales volumes are too low for the algorithm to produce a reliable classification. Treat headline numbers as indicative only. |
Bligh Park houses: Plateau. Bligh Park units: SNR.
A 0 to 100 read on market pressure
The Hotspotting Thermometer Score is a proprietary scoring model that reads forward looking market pressure. It blends five objective data inputs into a single 0 to 100 score: % sold above asking (25 pts), inventory (25 pts), vacancy rate (20 pts), days on market (20 pts) and quarterly price growth (10 pts, floored at -5). The score maps to one of five heat bands. The exact calibration is part of Hotspotting’s proprietary methodology.
0 to 24
25 to 39
40 to 54
55 to 67
68+
Hotspotting has been publishing forward looking calls on Australian property markets for over 20 years. Suburbs are selected by methodology, not sentiment, to help investors stay ahead of the market rather than chase it.
How Bligh Park scores against each input
Thermometer Score 52 / 100, Neutral band. Snapshot 31 August 2026.
| Input | Weight | Bligh Park | Read |
|---|---|---|---|
| Sold above asking | 25 pts | 4.7% | ⚠ Soft bidding |
| Inventory | 25 pts | 2.6 months | ✓ Lean vs absorption |
| Vacancy rate | 20 pts | 0.4% | ✓ Tight rental market |
| Days on market | 20 pts | 28 days | ✓ Brisk turnover |
| Quarterly price growth | 10 pts | +1.0% QoQ (+14.0% over 12 months) | ✓ Strong annual gains |
Trajectory: unchanged over 3 months (52 to 52), down 5 points over both 6 and 12 months (57 to 52). Over the past three years the score has mostly tracked between the Neutral and Warm bands.
LGA context: Hawkesbury, NSW
of Hawkesbury scorable markets are classified positive (Rising, Recovery or Consistent). 5 of 42 markets across 54 distinct suburbs are positive and 37 (88.1%) are negative. Bligh Park houses sit on the Plateau side of the ledger.
Avg score 44.8 · Top score 86 · Lowest 3
house and unit markets carry enough sales activity to rank across the LGA. Houses: 4 positive, 30 negative. Units: 1 positive, 7 negative (13% of unit markets positive).
Bligh Park houses are running ahead of the typical Hawkesbury market, with a Thermometer Score of 52 against the LGA average of 44.8. PPI ranking: Plateau.
Top performer: Berambing · LGA trend +3.7% per quarter
The PPI’s track record in Bligh Park
Hotspotting’s Price Predictor Index applied to historic data from December 2020 to August 2026, lined up against the price growth that actually played out.
The PPI methodology has called this market accurately. A Rising signal triggered in August 2021, and the market subsequently delivered +16.6% over the following 8 months. The call was made before the price move it anticipated.
Of 6 decisive PPI calls (Rising and Declining) in this suburb, 4 played out as called, 1 produced moves smaller than expected, and 1 played out against the call. This track record covers only the decisive directional calls. The in-between PPI classifications are lower conviction by nature and are excluded.
Current read: this market sits in a quiet, holding pattern, with neither volumes nor pressure signalling a directional move.
Bligh Park passes the EMPIRICAL test
9 of 9 tests passed. A nine letter pass or fail checklist of the long term drivers. All nine must pass to clear the EMPIRICAL bar.
Economy ✓
Hawkesbury has a broad, well diversified industry base, with the largest single sector accounting for only 17% of jobs. A balanced economic base spreads risk across construction, health, education and retail, the kind of foundation that holds up through cycles.
Market size ✓
83 sales over the past twelve months, comfortably above the 40 sale minimum that gives the market genuine depth and reliable price discovery.
Population ✓
Hawkesbury LGA has a population of 67,207, comfortably above the 20,000 minimum that supports a deep buyer pool through cycles.
Infrastructure ✓
Within 35 km of this suburb there is substantial committed infrastructure investment, led by the $11.0 billion Sydney Metro Western Sydney Airport Line (Stage 1), the $5.3 billion More Trains, More Services Program and the $5.0 billion Sydney Science Park. Combined committed project value in the area exceeds $62.6 billion across 424 projects past concept stage.
Rental market ✓
Vacancy of 0.4% sits well below the 3% balanced market benchmark, and gross yield of 3.8% comfortably exceeds the 3.5% minimum. Tight rentals and solid yields make the holding economics work for investors.
Increasing employment ✓
The infrastructure pipeline near this suburb includes employment generating sectors, including roughly $4.3 billion in health and $8.7 billion in education projects. Projects of this scale create permanent operational employment well beyond the construction phase.
Capital growth ✓
Prices are up 14.0% over 12 months. Capital growth is confirmed by price data despite the Plateau classification, with the volume pattern reflecting supply conditions rather than weakening demand.
Acceleration ✓
The most recent quarter is broadly in line with the same quarter last year, within normal variation.
Low risk ✓
House prices across this LGA pulled back no more than 20% peak to trough across the past 17 years of available history, well within the range of an orderly long term cycle.
Bligh Park market context
Location overview
Bligh Park is an established residential suburb in the Hawkesbury LGA in Sydney’s north west, about 62 km from the Sydney CBD via Windsor. It sits between South Windsor and Windsor Downs, close to the Western Sydney University Hawkesbury campus and the Richmond and Windsor town centres. Investors weighing Hawkesbury against other outer Sydney markets often work with a buyers agent Sydney specialist to compare Bligh Park with nearby suburbs.
Real estate snapshot
The median house price is $1,120,000. Rental yield is 3.82%, vacancy is 0.41% and average days on market is 28 days.
Demand vs supply
Houses recorded 83 sales over 12 months with 2.61 months inventory. The report records 14% 12 month growth, 1% growth over the latest quarter and 8% five year average growth.
PPI insights
House classification is Plateau, meaning activity has flattened after an earlier rise. Unit activity is marked as statistically not reliable, with 19 unit sales over the 12 month period.
Population and demographics
Postcode population is 35,328. Hawkesbury LGA population is 67,207. Home ownership is 74.5% and the suburb sits in SEIFA decile 5.
Risk and balance
The report notes soft bidding (4.7% of homes sold above asking), a Plateau classification that suggests near term momentum may be fading, a sub 4% house yield at a $1.12M median, and a thin unit market as points to consider alongside very tight vacancy and strong annual price growth.
Demographic indicators
Top industries
17%
11%
9%
9%
7%
Community profile: Hawkesbury LGA
Usual residents
Born overseas
Speak a language other than English at home
Report no religious affiliation
Top ancestries: Australian 41.1%, English 39.7%, Irish 10.6%, Scottish 9.5%, Maltese 5.8%. Top countries of birth (excl. Australia): England 3.2%, New Zealand 1.2%, India 0.8%, Malta 0.7%, Philippines 0.5%. Top languages at home (excl. English): Punjabi 0.5%, Italian 0.4%, Arabic 0.4%, Cantonese 0.3%, Mandarin 0.3%. Religious affiliation: No religion 34.1%, Catholic 26.0%, Anglican 19.3%, Uniting Church 2.6%, Baptist 1.6%.
Source: ABS Census 2021. Ancestry is multi response, so percentages sum to more than 100%.
Major projects
| Project | Category | Value | Status | Project details |
|---|---|---|---|---|
| Traffic Safety Improvements, The Driftway (Stage 1) South Windsor, NSW | Infrastructure, transport | $45.4M | Construction, 30 June 2027 | Cycleway bridge over a tributary of Rickabys Creek, plus 3.6 km of road pavement and drainage improvements to The Driftway |
| Elf Mushroom Farm Londonderry, NSW | Infrastructure, industrial and energy | $40M | Design & Documentation, 4th quarter 2027 | Mushroom farm development (Londonderry site) and expansion of the existing mushroom substrate plant (Mulgrave site) |
| Logic Mulgrave Mulgrave, NSW | Infrastructure, industrial and energy | $36.7M | Design & Documentation, September 2027 | Demolish existing structures and build 3 warehouses / distribution centres |
| Hills Entertainment Centre Mulgrave, NSW | Commercial and general | $29.6M | Design & Documentation, 4th quarter 2027 | Bulky goods retail (2,100 sq m) and bottle shop (950 sq m) |
| Premier Mushrooms Glossodia, NSW | Civic and mixed use | $25.3M | Construction, June 2026 | Alterations and additions to an existing mushroom growing facility, with 3 additional sheds of 4 growing rooms each (12 growing rooms in total) |
| Liveability Project, Revitalising Town Centres Windsor, NSW | Civic and mixed use | $21.9M | Design & Documentation, 5 December 2025 | Windsor Town Centre and South Windsor Town Centre |
| Deerubbin Park Masterplan Windsor, NSW | Residential | $10M | Design & Documentation, September 2026 | Redevelop Deerubbin Park and establish the park core |
Full project schedule for postcode 2756 from the report. Source: Hubexo. By category: infrastructure, transport 1 project ($45.4M); infrastructure, industrial and energy 2 projects ($76.7M); commercial and general 1 project ($29.6M); civic and mixed use 2 projects ($47.1M); residential 1 project ($10M). The wider area within 35 km carries more than $62.6 billion of committed projects, led by the Sydney Metro Western Sydney Airport Line.
House and unit metrics
| PPI classification | Plateau |
| Inventory | 2.61 mo |
| Sales, 12 months | 83 |
| Days on market | 28 |
| 12 month change | 14% |
| 3 month change | 1% |
| 5 year avg growth | 8% |
| Vacancy rate | 0.41% |
| Median price | $1,120,000 |
| Median rent | $700 |
| Rental yield | 3.82% |
| PPI classification | SNR |
| Inventory | 1.65 mo |
| Sales, 12 months | 19 |
| Days on market | 24 |
| 12 month change | 10% |
| 3 month change | -1% |
| 5 year avg growth | 9% |
| Vacancy rate | 0.89% |
| Median price | $870,000 |
| Median rent | $600 |
| Rental yield | 4.06% |
Median sale price snapshot
| Property type | 12 month median | Today’s estimate |
|---|---|---|
| 2 Bed House | $850,000 | $910,260 |
| 3 Bed House | $982,500 | $965,275 |
| 4 Bed House | $1,175,000 | $1,123,187 |
| 2 Bed Unit | $765,000 | $701,185 |
| 3 Bed Unit | $875,000 | $792,613 |
| 4 Bed Unit | Unavailable | Unavailable |
Research first, recommend second
Who we are
High Income Property is a buyers agency for investors, working with individual investors across Australia on new house and land packages and established property.
Each suburb presented to a client starts with market evidence including price and rent history, vacancy, supply, population and infrastructure research.
Where a new build is the right fit, HIP works with established builders on full turnkey fixed price packages.
As the investor’s buyers agent, HIP continues support through property selection, due diligence, contract review with the client’s solicitor, construction updates and property manager introductions.
How HIP is paid
High Income Property receives commissions from developers and builders on house and land packages it introduces.
For established property purchases, HIP charges a buyers agency fee agreed in writing before work begins.
Palash Dave, Founder and Director, High Income Property. Investment property strategist with a banking background, Sydney based and working with clients Australia wide.
Property options in Bligh Park
Indicative examples based on the report’s 12 month medians at September 2026, not quotes, valuations or guarantees.
| Option | What it is | Indicative price band | Indicative rent | Who it tends to suit |
|---|---|---|---|---|
| Established 3 or 4 bedroom house in Bligh Park | A freestanding family home in an established street, the core of the Bligh Park market. | About $982,500 for 3 bed to $1,175,000 for 4 bed | Around $700 per week (house median), about 3.8% gross yield | Investors who want rent from settlement in a very tight rental market (0.4% vacancy) and a long term capital growth focus. |
| Smaller established house | A 2 bedroom house, typically on a smaller lot. | About $850,000 | Assessed per property against the $700 house median | Investors wanting a house in the suburb at a lower entry point. |
| Established unit or villa in Bligh Park | A 2 or 3 bedroom unit, villa or townhouse. The unit market is thin, with 19 sales over 12 months. | About $765,000 for 2 bed to $875,000 for 3 bed | Around $600 per week (unit median), about 4.06% gross yield | Investors placing more weight on yield and a lower price point, and comfortable with a smaller resale market. |
| Full turnkey house and land in a nearby growth area | A fixed price new build in a comparable outer Sydney or regional growth corridor, for investors who prefer new over established. | Confirmed case by case on the strategy call | Assessed per package | Investors seeking a new home, depreciation benefits, lower early maintenance and one known total price. |
What HIP would check next
Due diligence points
- Flood and bushfire: NSW Planning Portal and Hawkesbury City Council flood information checks where relevant.
- Building and pest: independent inspection for established homes, plus strata records for units and villas.
- Comparable sales: street level sales, with the 12 month median ($1,120,000) currently sitting above today’s estimate ($1,007,975).
- NSW land tax: investor thresholds and current rates.
- Transfer duty and timing: NSW stamp duty on the purchase price and settlement timing.
- Supply and timing: assess the case on population, rent and project fundamentals, not short term momentum alone.
What happens if you go ahead
- Strategy call: budget, borrowing, timeframe and portfolio goal.
- Shortlist: two or three specific properties with price, rent, yield and holding cost.
- Due diligence and contracts: title, overlays, building reports and contract terms reviewed with your solicitor and broker.
- Through to keys: settlement updates, then property management introduction.
A free 30 minute strategy call
The report explains what Bligh Park looks like today. The strategy call is where HIP, a buyers agent Sydney investors can speak with directly, works out whether the location fits the investor’s budget, borrowing capacity and timeframe.
Book your strategy callPhone: (02) 8007 4001
Email: support@highincomeproperty.com.au
Suite 121, Building A, 20 Lexington Drive, Bella Vista NSW 2153
General information and research disclaimer
This suburb report is for general information and educational purposes. It does not take into account individual objectives, financial situation, borrowing capacity, tax position or needs and is not personal financial, investment, credit, tax or legal advice.
Research pages use data from sources listed in the report including Hotspotting Research Hub, PropTrack, Australian Bureau of Statistics and Hubexo. Figures can change after the report date.
Indicative property prices, package prices and rent figures are not quotes, valuations, forecasts or guarantees. Property values can rise or fall and past performance is not a reliable indicator of future results.
High Income Property receives commissions from developers and builders on house and land packages it introduces and charges a buyers agency fee for established property services, disclosed in writing before engagement.
© 2026 High Income Property Pty Ltd. Prepared 23 September 2026.