Home Investment property buyers agent Sydney The Hills
Investment Property Buyers Agent The Hills New South Wales
Buy a The Hills investment that grows.
We research The Hills suburbs for growth, rent and vacancy, negotiate the price and guide you to settlement. Pay our fee at settlement or monthly, over 3 to 36 months.
- Clear fees, set before we startThe whole search and purchase$12,000 fixed up to $1MAbove $1M a sliding scale that gets cheaper as the price rises: 0.4%, 0.38%, 0.35% and 0.25% on each band. GST included.See the fee
- Pay your wayRetainer from $1,000Pay monthly 3, 12, 24 or 36 monthsPay at settlement, or 3 months interest-free, or over 12, 24 or 36 months. No interest while we search.See the payment plans
- Checked before you offerGrowth, rent and risk firstData firstPrice growth, rent, vacancy, days on market and supply checked for every The Hills suburb we test.See the The Hills data
In The Hills we offer
- Airbnb managementWe run it for you
- Revenue managementYou run it, we price it
- Airbnb buyers agentBuy a home that earns from guests
- Investment property buyers agentYou are here
Buying in The Hills
Buying an investment property in The Hills
Quick answer
What does it cost to buy in The Hills?
In the last 12 months, in the suburb of Castle Hill 2-bed units sold for a median $940,000 and 3-bed houses for $1,551,000, with long-term rent of $800 and $880 a week. Rental vacancy for houses there is 1.4%, and 3-bed house prices grew 3.4% a year over five years.
- 3-bed house, median
- $1,551,000
- 2-bed unit, median
- $940,000
- 3-bed house rent
- $880 / wk
- Gross yield, 3-bed house
- 2.9%
We research The Hills suburbs for growth, rent and vacancy, find properties that suit your plan, negotiate the price and guide you to settlement. Below are median prices, rents and yields by bedroom count for 27 The Hills suburbs, from the last 12 months of sales and leases. Every property is tested on rent, vacancy and resale, and checked for strata and title issues before you sign. Our fee is $12,000 fixed for purchases up to $1M, and you can pay it at settlement or monthly, over 3 to 36 months.
What you get
What an investment property buyers agent does for you
We filter hard so you see the properties worth buying, shaped by evidence rather than hype, emotion or a selling agent’s agenda.
- Market research
Areas showing demand now, checked again for long-term growth.
- Rent and cash flow
Vacancy, rent, yield and holding costs checked so the property is easy to hold.
- Property search
Listings, agent calls and off-market requests.
- Negotiation
We deal with the selling agent, back every offer with recent sales and update you after every call. One good negotiation can save more than our fee.
- Due diligence
Building and pest, strata, contract and finance steps coordinated with your team.
- Settlement and after
Support through settlement and your next steps.
Why buy in The Hills
Why buy in The Hills
- 7 of 27suburbs with house vacancy under 1%A tight long-term rental market: a strong fallback if plans change.
- +3.0% to +7.2%a year, 3-bed house prices over 5 yearsBeaumont Hills to North Kellyville, in the 12 suburbs with 5 or more 3-bed house sales.
- 1.5% to 3.7%gross yield, 3-bed housesSouth Maroota to Box Hill.
- 3,053sales in 12 months across the 27 suburbsAn active market to buy into, and to sell in later.
Sources: Stash Property (last 12 months, to October 2026). Figures from the tables on this page.
What it costs to buy
The Hills prices by suburb and bedrooms
Median sale prices and weekly long-term rents over the last 12 months. Pick a bedroom count, or turn on Compare and add as many as you like.
3-bedroom house in Castle Hill · turn on Compare to add more bedroom counts
3 bedrooms
- Sales, 12 months
- 86
- Long-term rent
- $880 / wk
- Rent a year
- $45,760
- Gross yield
- 2.9%
- Price growth, 5 yrs
- +3.4% a yr
See every bedroom count in one table
| Houses | Units | |||||
|---|---|---|---|---|---|---|
| Bedrooms | Median price | Sales | Rent / week | Median price | Sales | Rent / week |
| 9 | — | — | — | — | — | — |
| 8 | — | — | — | — | — | — |
| 7 | — | — | — | — | — | — |
| 6 | — | — | — | — | — | — |
| 5 | $2,730,000 | 112 | $1,300 | — | — | — |
| 4 | $2,300,000 | 122 | $1,050 | — | — | — |
| 3 | $1,551,000 | 86 | $880 | $1,125,000 | 35 | $920 |
| 2 | — | 0 | $630 | $940,000 | 79 | $800 |
| 1 | — | — | — | $680,000 | 17 | $700 |
* Fewer than 5 sales, so treat the median as a rough guide. Source: Stash Property, publicly available listing data, 12 months from 1 October 2025. Figures in AUD.
Area profile
Who lives here, and how the market is moving
The figures a buyer should check before choosing a suburb. The Market card follows the Houses / Units and bedroom buttons above; People and Housing cover the whole suburb.
Market · 3-bed houses
- Median price
- $1,551,000
- Sales, 12 months
- 86
- Price growth, 12 months
- -1.8%
- Price growth, 5 years
- +3.4% a yr
- Days on market
- 26 days
- Leases, 12 months
- 188
- Days to lease
- 21 days
- Rental vacancy, all houses
- 1.4%
- Houses for sale, all sizes (Sep 2026)
- 159
People · whole suburb
- Population
- 40,874+3.6% over 5 years
- Aged 65 and over
- 20%
- Median household income
- $2,551 / week
- Advantage ranking
- 98th percentileof Australian suburbs (SEIFA)
- Distance to Sydney
- 25 km
Housing · whole suburb
- Owner occupied
- 72%
- Rented
- 27%
- Social housing
- 1.2%
- New homes approved, 12 months
- 90784 houses · 823 units
- Median rent, 2021 Census
- $560 / week
- Rental vacancy under 1% means a strong long-term rental market, so a vacant week is less likely.
- A low owner-occupier share and lots of new approvals can mean more competing rentals. Check both.
- Days on market shows how quickly you could sell. Fewer days means an easier exit.
ABS Census 2021, ABS Estimated Resident Population, ABS Building Approvals (last 12 months, SA2) and ABS SEIFA 2021, via Stash Property
Rent and yield
What The Hills properties rent for
A 3-bedroom house in The Hills rents for $23,400 to $49,400 a year long term, depending on the suburb. Gross yield is the yearly rent divided by the median price, before costs.
Follows the Houses / Units and bedroom buttons above. With several bedroom counts picked, each suburb shows the sales-weighted average of those sizes. Your suburb is shown first, then the 4 highest gross yields.
| Suburb | Vacancyall houses | Rent a year3-bed | Gross yield |
|---|---|---|---|
| Castle Hill | 1.4% | $45,760$880/wk | 2.9% |
| Box Hill | 4.1% | $40,560$780/wk | 3.7% |
| Wisemans Ferry | 2.0% | $32,240$620/wk | 3.7% |
| Gables | — | $39,000$750/wk | 3.4% |
| Maraylya | 2.2% | $40,300$775/wk | 3.3% |
See all 27 suburbs22 more
| Kellyville | 1.9% | $44,200$850/wk | 3.3% |
| Beaumont Hills | 1.2% | $45,240$870/wk | 3.3% |
| Rouse Hill | 1.9% | $45,240$870/wk | 3.3% |
| Norwest | — | $49,400$950/wk | 3.2% |
| North Kellyville | — | $44,200$850/wk | 3.2% |
| Bella Vista | 1.6% | $49,400$950/wk | 2.9% |
| Glenhaven | 0.6% | $47,840$920/wk | 2.9% |
| Baulkham Hills | 1.5% | $42,120$810/wk | 2.7% |
| Dural | 1.4% | $44,200$850/wk | 2.7% |
| West Pennant Hills | 2.2% | $46,800$900/wk | 2.6% |
| North Rocks | 1.0% | $41,600$800/wk | 2.4% |
| Glenorie | 1.0% | $42,640$820/wk | 2.2% |
| South Maroota | 2.3% | $33,800$650/wk | 1.5% |
| Annangrove | 0.4% | $29,640$570/wk | — |
| Cattai | 0.7% | $34,840$670/wk | — |
| Kenthurst | 2.7% | $46,280$890/wk | — |
| Leets Vale | 0.0% | $23,400$450/wk | — |
| Lower Portland | 0.0% | — | — |
| Maroota | 1.1% | $28,600$550/wk | — |
| Middle Dural | 2.1% | — | — |
| Nelson | 0.5% | — | — |
| Sackville North | 0.5% | — | — |
If you might let it as a short stay
The Hills short-stay rules for investors
These rules matter if you ever want to let it as a short stay, and strata by-laws can rule it out. Checked against official sources on 10 October 2026.
Open a question for the detail and the official source
The current state, council and property checks, with official sources. Tap a topic to open it.
01Owner checksOwnership, finance, insurance and authority to operate
- Confirm ownership, finance, insurance and authority to operate the property as short-term accommodation.
02Do I need a New South Wales Airbnb registration or listing number?YES
Every hosted and non-hosted residential STRA property must be registered on the NSW Planning Portal before it is advertised.
The PID-STRA registration number must be displayed on the listing and the registration must be renewed annually.
- Initial registration fee: $65
- Annual renewal fee: $25
- Registration applies to both hosted and non-hosted residential STRA
- Approved traditional tourist accommodation categories are dealt with separately
Official sources: Official source recorded in Pass 10 national STRA audit
03Is there a New South Wales short-stay levy or tax?NO
No current New South Wales tax or levy specifically imposed on ordinary Airbnb or short-stay bookings has been identified.
Official sources: Official source recorded in Pass 10 national STRA audit
04Are there different rules for hosted and unhosted Airbnbs?YES
HOSTED AIRBNB
Hosted STRA can operate for up to 365 days, subject to registration, fire-safety, planning and property requirements.
UNHOSTED AIRBNB
Non-hosted STRA day limits depend on the location. The ordinary limit is 180 days in Greater Sydney, Ballina and specified mapped areas, 60 days in most of Byron Shire, and up to 365 days outside prescribed areas or within an applicable mapped exception.
Bookings of 21 or more consecutive days to the same person or group are not counted toward the applicable non-hosted annual cap.
Any council-specific approval or operating requirement belongs under the council-level section.
Official sources: Host obligations in short-term rental accommodation
05Is there a minimum stay or annual night cap?YES
NEW SOUTH WALES LEVEL
YES — LOCATION AND HOSTING STATUS DEPENDENT
- Hosted STRA: no annual day cap below 365 days
- Non-hosted STRA: 180-day cap in Greater Sydney, Ballina and specified mapped areas
- Most of Byron Shire: 60-day cap, subject to mapped 365-day precincts
- Other NSW areas: up to 365 days under the exempt pathway
- Bookings of 21 or more consecutive days are excluded from cap counting
- No universal NSW minimum number of nights per booking
THE HILLS SHIRE COUNCIL LEVEL
NO
No published The Hills Shire Council rule has been identified that imposes a universal Airbnb-specific minimum stay or annual booking-night cap on ordinary private residential properties. Property-specific approvals can still impose conditions.
Any minimum rental periods applying to council-owned accommodation, staff housing, campsites or other authority-provided accommodation are service conditions. They are not private Airbnb restrictions.
Official sources: Official source recorded in Pass 10 national STRA audit
06Do I need The Hills Shire Council approval or a DA?NO
USUALLY NO DA — eligible residential STRA can use the NSW Housing SEPP exempt pathway if every standard, registration requirement and applicable day limit is met. DA/consent review is required outside that pathway. Fee is statutory/proposal-specific. Approval is never assured.
The Hills Shire Council checks:
- Check — Hosted or unhosted treatment: The NSW Code of Conduct and STRA fire-safety standard apply to hosted and non-hosted residential STRA.
- No — Guest limit: No general statewide STRA guest cap.
- No — Parking plan or condition: No statewide STRA parking quota.
- Check — Noise management: Mandatory Code of Conduct applies.
- No — Property or management plan: No statewide management-plan requirement for every exempt STRA.
- No — Neighbour notification or contact: No statewide rule requiring direct neighbour contact details for every STRA.
- No — Waste plan: No statewide STRA waste-management plan.
- Check — Fire or evacuation requirements: Statewide STRA fire standard: evacuation plan/information, interconnected smoke alarms and required fire equipment; registration confirms compliance.
General noise, nuisance, parking, building, fire, strata, title, lease and insurance requirements still apply even when there is no blanket authority approval.
Official sources: Official source recorded in Pass 10 national STRA audit
07Is there a The Hills Airbnb development-application fee?NO
There is no standard The Hills Airbnb development-application fee applying to every owner.
VARIABLE — where a DA is required, the statutory NSW fee is calculated under Schedule 4 of the EP&A Regulation and invoiced through the portal; exact fee depends on application type/cost.
If an individual property requires a development application, solely the fee applying to that specific application should be shown.
Official sources: Official source recorded in Pass 10 national STRA audit
08Do I need a The Hills registration or permit number?NO
The Hills Shire Council does not have a published Airbnb-specific registration or permit-number scheme separate from any state or territory requirement and from a property-specific development approval.
Official sources: Host obligations in short-term rental accommodation
09Does The Hills charge an Airbnb registration or renewal fee?NO
No published The Hills Airbnb-specific registration, listing, annual renewal, inspection or operating-permit fee has been identified. General authority fees unrelated to Airbnb must not be displayed as short-stay fees.
Official sources: Official source recorded in Pass 10 national STRA audit
10Is there a The Hills short-stay levy or tax?NO
No The Hills Shire Council tax or levy specifically charged on Airbnb or short-stay bookings has been identified.
This is separate from the state or territory levy answer under number 03.
Official sources: Host obligations in short-term rental accommodation
Areas we buy in
Areas we buy in across The Hills
The Hills27 areas
Annangrove, Baulkham Hills, Beaumont Hills, Bella Vista, Box Hill, Castle Hill (part), Cattai (part), Dural (part), Gables, Glenhaven (part), Glenorie (part), Kellyville, Kenthurst, Leets Vale (part), Lower Portland (part), Maraylya (part), Maroota (part), Middle Dural (part), Nelson, North Kellyville, North Rocks (part), Norwest, Rouse Hill (part), Sackville North, South Maroota, West Pennant Hills (part), Wisemans Ferry (part).
Buy through us and WTP can manage the home from settlement day: listing, pricing, guests, cleaners and any local contact the council requires. Airbnb management in The Hills →
How it works
From first call to the keys
- 1Free strategy call
Your budget, borrowing, goals and risk comfort.
- 2Agreement and retainer
ID checks, the agreement and a retainer from $1,000 to start.
- 3Strategy session
Your plan, your search rules and what to avoid.
- 4Research and shortlist
Targeted areas or a wider Australia-wide search.
- 5Search and negotiate
Suitable properties sent to you, then we negotiate.
- 6Settle
Due diligence and settlement, with your broker and lawyer.
Most purchases take one to three months.
The price
What you pay, worked out for your purchase
Pick your price range or type your budget. You see the fee, the retainer and every way to pay, straight away. All prices include GST.
What do you expect to pay for the property?
Your fee: $14,000 0.93% of the price, GST included. If you buy for more or less, it’s worked out again on the price you actually pay.
No interest while we search, and the first 3 months are interest-free. After you buy, interest is charged on what’s still owing, nothing more. Pay it off at any time and the interest stops: you just pay what’s left of the fee.
Included
- Your own buyers agent · One person from start to finish.
- Strategy session and 20-year plan · Where this property fits in your bigger plan.
- Investment property data · Growth, rent and supply data for every area we test.
- Unlimited reviews and negotiations · As many properties as it takes.
- Off-market and pre-market access · Where available.
- Inspections before you offer · Every The Hills property is seen before you offer, by us or a local agent or inspector.
Good to know
- The retainer comes off your fee, and you get it all back if you cancel within 7 days.
- Monthly payments start a month after you sign, worked out on your estimated price, with no interest while we search, however long it takes.
- When you buy, the fee is worked out again on the price you actually pay. Paid too much? We refund it.
- After you buy, interest (0.5% a month) is charged on what’s still owing. Pay it off at any time and the interest stops.
The fee scale and retainer
Each rate applies to the part of the price inside its band, not the whole price. All amounts include GST.
Want a property that earns from guests? See Airbnb Buyers Agent. Buying a home to live in? See Home Buyers Agent. How do our fees compare? See buyers agent fees in Australia.
Pay monthly: see how the payment plans work3 to 36 months
Payment plans
Pay your buyers agent fee monthly, not all at once
A buyers agent fee usually falls due at settlement, right when your deposit, stamp duty and loan costs land. We let you spread it. You start with a retainer from $1,000, which comes off your fee, then choose how to pay the rest.
- Pay at settlement
Nothing more until you buy. The balance is paid at settlement, with nothing added.
- 3 months, interest-free
Split the balance into three monthly payments, with no interest at any point.
- 12, 24 or 36 months
Smaller monthly payments. No interest while we search, and the first 3 months are interest-free. After you buy, 0.5% a month applies to what is still owing.
- Pay it off early, any time
Clear the balance whenever you like and the interest stops. You pay what is left of the fee.
- Worked out on the price you pay
Payments start on your estimated price. When you buy, the fee is worked out again on the actual price, and anything paid over is refunded.
- More of your savings for the deposit
Spreading the fee keeps more of your cash for the deposit and buying costs, which is where it counts.
Illustrative example: on a $750,000 purchase our fee is $12,000, GST included. After a $1,000 retainer you could pay the $11,000 balance at settlement, as $3,666.67 a month for 3 months with no interest, or from $458.33 a month on the 24-month plan. Use the buyers agent fee calculator to see every option for your price.
What our clients say on Google
4.9 from 40 reviews★★★★★
I’ve bought two properties through Scott and both have been excellent buys. He found great value in strong locations, and the growth has been solid. Because of the results from those first two, I’m now in a position to buy another two investment properties and I’ll definitely be using Scott again.
Dean Erickson · Google review · 2025
★★★★★
Scott has been awesome throughout my journey. We bought our first investment property with Scott’s help and professional guidance. Would recommend him to any new buyers looking to kick start their investment portfolio.
Jessica Wills · Google review · 2023
★★★★★
Thanks for helping me Scott. You made buying in another state easy and I wouldn’t had the time to do it myself
Derek Farmer · Google review · 2022
Areas we service
Also buying near The Hills
Sources used for this page
Sources used for this page
- Official source recorded in Pass 10 national STRA audit
- Host obligations in short-term rental accommodation
- www.planningportal.nsw.gov.au
- www.service.nsw.gov.au
- legislation.nsw.gov.au
- www.planning.nsw.gov.au
- www.nsw.gov.au
- www.thehills.nsw.gov.au
- www.olg.nsw.gov.au
- www.thehills.nsw.gov.au
- www.thehills.nsw.gov.au
- www.abs.gov.au
- www.abs.gov.au
- Stash Property (suburb sales, rents and profiles)
Last reviewed 17 October 2026 (suburb data); rules checked 10 October 2026. Rules, fees and interpretations can change. Confirm the exact property with the relevant authority before advertising or accepting bookings.
Common questions
Buying an investment property in The Hills: questions buyers ask
How much does an investment property cost in The Hills?
In the last 12 months, in the suburb of Castle Hill 2-bed units sold for a median $940,000 and 3-bed houses for $1,551,000, with long-term rent of $800 and $880 a week. Rental vacancy for houses there is 1.4%, and 3-bed house prices grew 3.4% a year over five years. Each suburb above shows medians by bedroom count, rents and gross yields so you can compare before you shortlist.
What does an investment property buyers agent do in The Hills?
We research The Hills suburbs for growth, rent and vacancy, shortlist on-market and off-market properties, check the title, strata and building for the exact address, negotiate the price and guide you through to settlement.
How much does the investment property buyers agent service cost?
$12,000 fixed for purchases up to $1M, then a sliding scale: 0.4% on the part from $1M to $2M, 0.38% on the part from $2M to $5M, 0.35% on the part from $5M to $10M and 0.25% on the part over $10M. A retainer from $1,000 starts the search and comes off your fee. Pay at settlement, or monthly over 3 months interest-free, or over 12, 24 or 36 months. All amounts include GST.
Can Wealth Through Property manage the property after I buy?
If you decide to let it as a short stay, yes. Full management is $400 a month for the first 3 months, then 12.5% down to 3% of what the home earns after platform fees and cleaning, GST included. Or we can run the pricing and listings while you manage it yourself.
Ready to buy your next The Hills investment?
Talk to us about your budget, your plan and the The Hills suburbs you’re open to. We’ll tell you where the numbers work.