Auburn (NSW 2141) in Focus 2026: Is It a Good Investment? R-Score 76/100, 2.7% Yield & Best Streets

Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 76/100 (National Rank #3,704 of 15,286) · Street Average: 22/100 across 163 streets.

Auburn is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($1,575,000 median). Because gross rental yields sit at 2.7%, this is not a cashflow play—it is a scarcity and land-banking market suited to high-income investors or rentvestors who prioritise street-level prestige and long-term compounding over immediate net yield.

“I’d be careful not to treat Auburn as one uniform market. Only seven of 127 scored streets rate 75 or higher, while 106 sit below 50. That makes street-level selection unusually important, particularly when the gross yield is just 2.7% and the holding-cost margin is already thin.”

Looking for the live, monthly-updated numbers? The Auburn (NSW) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Auburn street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full September 2026 quantitative and street-level breakdown for Auburn (NSW 2141), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Cumberland (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 17,988 residential addresses.

1. Auburn (NSW) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)

Over the past 12 months, Auburn’s median house price moved +9.4% (from $1,440,000 to $1,575,000), bringing its 3-year cumulative price movement to +20.3% (from $1,309,000 three years ago). On the rental side, median weekly asking rents moved -3.5% over the past year to $820/wk (+10.2% over 36 months), equating to a 2.7% gross rental yield. Compared with 12 months ago—when Auburn carried an R-Score of 57/100—its current composite R-Score of 76/100 represents a +19-point shift in underlying market pressure.

Indicator / R-Score Pillar	Auburn (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	76 / 100	Ranked #3,704 of 15,286 suburbs (was 57/100 12m ago)
Median House Price	$1,575,000	12m change: +9.4% · 36m change: +20.3%
Median Weekly Rent & Gross Yield	$820/wk (2.7%)	12m rent change: -3.5% · 36m rent change: +10.2%
Rental Vacancy & Days on Market	2.8% vacancy	Median selling time: 81 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	34 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	29 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	74 / 100	Measures short/medium-term price velocity vs Cumberland & NSW
Pillar 4: Yield Pressure	46 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Auburn (NSW)

Why do two 4-bedroom houses in Auburn achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 17,988 addresses across 163 streets in Auburn through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 7 streets (6% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Auburn rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 14 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 106 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Auburn (NSW)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 163 streets in Auburn):

Top Street in Auburn	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Berith Street	75/100	63	73%	0%	$880/wk (4.3%)
#2 Yillowra Street	75/100	84	71%	0%	$839/wk (3.8%)
#3 Kortum Place	75/100	11	70%	0%	$850/wk (3%)
#4 Phillips Street	75/100	59	68%	0.8%	$786/wk (2.5%)
#5 Mclean Street	75/100	15	66%	1.8%	$700/wk (1.8%)

Streets Where Block-Level Tenure Trails the Auburn Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Auburn:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Belgium Street	0/100	57	36%	40.1%	$640/wk
Weymouth Avenue	0/100	9	36%	40.1%	$640/wk
Alphonsus Way	0/100	19	44%	36.7%	$630/wk

3. Economic & Supply Drivers in Cumberland Council (New South Wales)

Auburn sits within the Cumberland Local Government Area, which has a residential population of approximately 256,906 (+8% population movement over the past 3 years) and 72,147 total dwellings. Three council-level fundamentals shape Auburn’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Cumberland are Manufacturing (14%), Retail Trade (11%), Construction (9%), Health Care and Social Assistance (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Cumberland approved 2.4% new dwelling stock (~1,897.246 dwellings). Because new approvals exceed 1.8% of stock, investors in Auburn must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Cumberland currently has $21.2 billion in tracked major infrastructure projects (placing it in the 96th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Auburn (September 2026)

What does it actually cost to acquire and hold a typical house in Auburn at today’s median price of $1,575,000 and median rent of $820/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Auburn Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,575,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$390,600	$315,000 deposit (80% LVR) + ~$75,600 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,260,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$42,640/yr ($820/wk)	2.7% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$96,075/yr	Assumes 6.25% interest-only ($78,750/yr) + ~1.1% for council rates, insurance & property management ($17,325/yr)
Pre-Tax Weekly Cashflow Position	-$1028/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Auburn—And 3 Rules Before You Make an Offer

High Land Scarcity and Deep Homeowner Wealth, But Cashflow-Intensive. Based on our September 2026 data, Auburn is best suited to higher-income professionals, medical practitioners, and upgraders with strong cashflow buffers targeting scarce land in an owner-occupier dominated suburb.

1. Never Buy Blind on the Suburb Median: In Auburn, 106 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Auburn Street Score Hub and target the 7 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Berith Street, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.