Glenmore Park (NSW 2745) in Focus 2026: Is It a Good Investment? R-Score 78/100, 3.2% Yield & Best Streets

Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 78/100 (National Rank #3,492 of 15,286) · Street Average: 63/100 across 368 streets.

Glenmore Park is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($1,325,000 median). Because gross rental yields sit at 3.2%, 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 focus on the street data before getting carried away by the 52.3% three-year growth. With 157 of 313 streets scoring 75 or more, there is genuine variation, and the negative $734 weekly cash flow at 80% LVR makes buying the wrong street an expensive exercise.”

Looking for the live, monthly-updated numbers? The Glenmore Park (NSW) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Glenmore Park 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 Glenmore Park (NSW 2745), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Penrith (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 9,813 residential addresses.

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

Over the past 12 months, Glenmore Park’s median house price moved +5% (from $1,262,500 to $1,325,000), bringing its 3-year cumulative price movement to +52.3% (from $870,000 three years ago). On the rental side, median weekly asking rents moved +5.1% over the past year to $820/wk (+48.7% over 36 months), equating to a 3.2% gross rental yield. Compared with 12 months ago—when Glenmore Park carried an R-Score of 83/100—its current composite R-Score of 78/100 represents a -5-point shift in underlying market pressure.

Indicator / R-Score Pillar	Glenmore Park (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	78 / 100	Ranked #3,492 of 15,286 suburbs (was 83/100 12m ago)
Median House Price	$1,325,000	12m change: +5% · 36m change: +52.3%
Median Weekly Rent & Gross Yield	$820/wk (3.2%)	12m rent change: +5.1% · 36m rent change: +48.7%
Rental Vacancy & Days on Market	1.7% vacancy	Median selling time: 42 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	33 / 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 Penrith & NSW
Pillar 4: Yield Pressure	52 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Glenmore Park achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 9,813 addresses across 368 streets in Glenmore Park through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 157 streets (50% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Glenmore Park rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 101 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): 55 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 Glenmore Park (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 368 streets in Glenmore Park):

Top Street in Glenmore Park	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Aberdeen Circuit	100/100	56	91%	0%	$900/wk (3.7%)
#2 South Street	100/100	32	91%	0%	$900/wk (3.7%)
#3 Castlerock Avenue	100/100	21	91%	0%	$900/wk (3.7%)
#4 Prestwick Terrace	100/100	16	91%	0%	$900/wk (3.7%)
#5 Killarney Avenue	100/100	13	91%	0%	$900/wk (3.7%)

Streets Where Block-Level Tenure Trails the Glenmore Park 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 Glenmore Park:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Begonia Court	25/100	37	68%	18.1%	$540/wk
Hovea Close	25/100	15	68%	18.1%	$540/wk
Viola Place	25/100	14	68%	18.1%	$540/wk

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

Glenmore Park sits within the Penrith Local Government Area, which has a residential population of approximately 231,701 (+4.7% population movement over the past 3 years) and 71,111 total dwellings. Three council-level fundamentals shape Glenmore Park’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Penrith are Health Care and Social Assistance (14%), Retail Trade (12%), Education and Training (10%), Construction (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, Penrith approved 2% new dwelling stock (~1,532.854 dwellings). Because new approvals exceed 1.8% of stock, investors in Glenmore Park must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Penrith currently has $11.7 billion in tracked major infrastructure projects (placing it in the 89th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Glenmore Park at today’s median price of $1,325,000 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	Glenmore Park Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,325,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$328,600	$265,000 deposit (80% LVR) + ~$63,600 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,060,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$42,640/yr ($820/wk)	3.2% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$80,825/yr	Assumes 6.25% interest-only ($66,250/yr) + ~1.1% for council rates, insurance & property management ($14,575/yr)
Pre-Tax Weekly Cashflow Position	-$734/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

High Land Scarcity and Deep Homeowner Wealth, But Cashflow-Intensive. Based on our September 2026 data, Glenmore Park 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 Glenmore Park, 55 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Glenmore Park Street Score Hub and target the 157 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Aberdeen Circuit, 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.