Kellyville (NSW 2154) in Focus 2026: Is It a Good Investment? R-Score 93/100, 2.7% Yield & Best Streets

Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 93/100 (National Rank #1,101 of 15,286) · Street Average: 58/100 across 568 streets.

On the surface, Kellyville attracts heavy buyer attention because of its $1,960,000 entry point and modern housing stock. However, council-wide building approvals in The Hills Shire are running at 4% of existing stock. In high-supply corridors like this, buying a generic new-build on the fringe exposes you to years of competing stage releases. The only way to outperform the Kellyville median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.

“I would treat the 200 streets scoring 75 or more as a starting point, not a shortcut. With 4.9% vacancy and an indicative negative cash flow of $1,299 a week at 80% LVR, buyers need to be selective on street quality and honest about the holding cost.”

Looking for the live, monthly-updated numbers? The Kellyville (NSW) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Kellyville 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 Kellyville (NSW 2154), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for The Hills Shire (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 17,763 residential addresses.

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

Over the past 12 months, Kellyville’s median house price moved +1% (from $1,940,000 to $1,960,000), bringing its 3-year cumulative price movement to +5.6% (from $1,856,000 three years ago). On the rental side, median weekly asking rents moved +7.5% over the past year to $1000/wk (+23% over 36 months), equating to a 2.7% gross rental yield. Compared with 12 months ago—when Kellyville carried an R-Score of 89/100—its current composite R-Score of 93/100 represents a +4-point shift in underlying market pressure.

Indicator / R-Score Pillar	Kellyville (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	93 / 100	Ranked #1,101 of 15,286 suburbs (was 89/100 12m ago)
Median House Price	$1,960,000	12m change: +1% · 36m change: +5.6%
Median Weekly Rent & Gross Yield	$1000/wk (2.7%)	12m rent change: +7.5% · 36m rent change: +23%
Rental Vacancy & Days on Market	4.9% vacancy	Median selling time: 85 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	41 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	37 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	71 / 100	Measures short/medium-term price velocity vs The Hills Shire & NSW
Pillar 4: Yield Pressure	43 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Kellyville achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 17,763 addresses across 568 streets in Kellyville through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 200 streets (41% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Kellyville rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 217 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): 65 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 Kellyville (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 568 streets in Kellyville):

Top Street in Kellyville	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Patya Circuit	100/100	68	94%	0%	$960/wk (2.7%)
#2 Fortune Grove	100/100	13	94%	0%	$960/wk (2.7%)
#3 Catalina Place	100/100	8	94%	0%	$960/wk (2.7%)
#4 Monaco Avenue	100/100	45	92%	0%	$1200/wk (3.1%)
#5 Hermitage Avenue	100/100	13	92%	0%	$33010/wk (78.7%)

Streets Where Block-Level Tenure Trails the Kellyville 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 Kellyville:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Gerbera Place	25/100	808	61%	0%	$710/wk
Lucinda Avenue	25/100	167	32%	0%	$740/wk
Grace Crescent	25/100	127	42%	0%	$810/wk

3. Economic & Supply Drivers in The Hills Shire Council (New South Wales)

Kellyville sits within the The Hills Shire Local Government Area, which has a residential population of approximately 222,675 (+11.6% population movement over the past 3 years) and 51,834 total dwellings. Three council-level fundamentals shape Kellyville’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across The Hills Shire are Retail Trade (19%), Health Care and Social Assistance (13%), Construction (11%), Professional, Scientific and Technical Services (10%). 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, The Hills Shire approved 4% new dwelling stock (~2,672.353 dwellings). Because new approvals exceed 1.8% of stock, investors in Kellyville must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: The Hills Shire currently has $1.0 billion in tracked major infrastructure projects (placing it in the 42th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Kellyville at today’s median price of $1,960,000 and median rent of $1000/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	Kellyville Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,960,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$486,080	$392,000 deposit (80% LVR) + ~$94,080 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,568,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$52,000/yr ($1000/wk)	2.7% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$119,560/yr	Assumes 6.25% interest-only ($98,000/yr) + ~1.1% for council rates, insurance & property management ($21,560/yr)
Pre-Tax Weekly Cashflow Position	-$1299/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our September 2026 data, Kellyville 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 Kellyville, 65 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Kellyville Street Score Hub and target the 200 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Patya 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.