Median priceⓘLast 12 months
604kk
↑ +0.5% YoY
Brightwaters, NSW 2264
Property data updated ·875 residents
Last 12 months snapshot
26 sales · 16 leases · Refreshed July 2026
Brightwaters property market
Brightwaters is almost entirely a house sales market, with 26 sales at around $975k (down sharply) as of July 2026, taking about 31 days to sell (down a lot from 82 days last year), with 4-bedroom the biggest group at around 38%.
House rentals are the next-biggest market, with 16 leases at $765 a week, renting out in about 22 days, one of the country's strongest house rent gains.
Below-average incomeOlder communityMostly owners
Who lives hereA below-average-income, mostly owner-occupied, older-leaning suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census · ABS 2021
Brightwaters demographics & population
Population
875
Median age
50yrs
Avg household
2.4people
Male · Female
50% · 50%
Owner-occupied
50%
Renting
50%
Lone person
50%
Couples, no kids
50%
Born overseas
50%
Year 12+ⓘ
50%
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Unlock the full report
Detailed, institutional-grade analysis — well beyond the usual suburb snapshot.
InsideWho lives here · What homes cost to buy & rent · How fast homes are selling · How much is for sale or rent · How it compares to nearby suburbs · Schools nearby
One-off
This report
$49once
- The complete Brightwaters report
- 30 days of live access
- Download as a PDF
- Months of supply needs the add-on
or
Best valueMembership
Full access
from$149/mo
- Unlimited suburb reports
- Near real-time + 5-year data
- 50+ dual-metric map views
- Demand cycle + market velocity
Already a member? Sign in
Census · ABS 2021
Who lives in Brightwaters?
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Age & sex723 residentsMaleFemale
Share of all residents by 5-year band · hover a band for the count + split
Life stage
50%
50%
50%
50%
50%
50%
Children0–1450%Youth15–2450%Young adults25–3450%Midlife35–5450%Mature55–6450%Seniors65+50%
Household composition
50%
50%
50%
50%
50%
Lone person50%Couples, no kids50%Families with kids50%Other families50%Group / share50%
1.9 people / household0.6 persons / bedroom50% are 5+ person
Household sizepersons per dwelling
50%1
50%2
50%3
50%4
50%5
50%6+
Cultural make-upshare of residents · diversity = odds two differ
Born overseasⓘResidents born outside Australia, as a share of those who stated a birthplace.50%
Other language at homeⓘResidents who mainly speak a language other than English at home — counts the language used, not how well English is spoken.50%
Limited EnglishⓘResidents who speak English “not well” or “not at all”. A language-barrier measure, not bilingualism — many who speak another language at home still speak English well.50%
Both parents overseasⓘResidents whose mother and father were both born overseas — the Australian-born-to-migrants “second generation”, distinct from being born overseas yourself.50%
Australian citizensⓘResidents who are Australian citizens — both Australian-born and people who have since naturalised.50%
Birthplace diversity23%
Chance two random residents were born in different countries
Language diversity7%
Chance two random residents speak different languages at home
Religious diversity40%
Chance two random residents follow different religions
Where residents were borntop birthplaces
Afghanistan50%
Australia50%
Bangladesh50%
Bosnia & Herzegovina50%
Brazil50%
Cambodia50%
Canada50%
Chile50%
Languages at hometop languages
English only50%
Afrikaans50%
Arabic50%
Australian Indigenous50%
Cantonese50%
Mandarin50%
Other Chinese50%
Croatian50%
Ancestry% reporting · multi-response
Australian50%
Aboriginal/Torres Strait Islander50%
Chinese50%
Croatian50%
Dutch50%
English50%
Faith & belieftap Christianity
No religion50%
▸Christianity50%
Islam50%
Buddhism50%
Hinduism50%
Judaism50%
Other religions50%
Family originsparents’ birthplace
50%
50%
50%
Both parents overseas50%One parent overseas50%Both parents in Australia50%
A strongly multicultural community with deep migrant heritage.
When migrants arrivedshare of overseas-born
Before 198150%
1981-200050%
2001-201050%
2011-201550%
2016-202150%
2020–21 understated — COVID border closures.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Housing & affordability in Brightwaters
What it costs to live here, who owns versus rents, and the shape of the housing stock.
Affordability at a glance
LowMedianHighPercentile
Median weekly rentⓘMiddle weekly rent paid by renting households.Top 48%Median weekly rent · $200/wk — typical: right around the median for Aussie suburbs.
Median monthly mortgageⓘMiddle monthly mortgage repayment among households with a mortgage.Bottom 38%Median monthly mortgage · $1,699/mo — below average: in the bottom 38%, lower mortgages than 62% of Aussie suburbs.
Rent stress (rent ÷ income)ⓘMedian weekly rent as a share of median weekly household income — a rough rental-affordability gauge. Higher = rent takes a bigger bite.Top 50%Rent stress · 50% — typical: right around the median for Aussie suburbs.
Mortgage stress (repay ÷ income)ⓘMedian mortgage repayment (converted to weekly) as a share of median weekly household income. Higher = repayments take a bigger bite.Top 50%Mortgage stress · 50% — typical: right around the median for Aussie suburbs.
High mortgage (≥$3k/mo)ⓘMortgaged households repaying $3,000 or more per month.Top 50%High mortgage · 50% — typical: right around the median for Aussie suburbs.
Social housingⓘHouseholds renting from a state housing authority or community housing provider.Top 50%Social housing · 50% — typical: right around the median for Aussie suburbs.
Unoccupied on census nightⓘDwellings recorded as unoccupied on Census night — holiday homes, between-tenant rentals, etc.Top 50%Unoccupied on census night · 50% — typical: right around the median for Aussie suburbs.
Large dwellings (4+ bed)ⓘOccupied dwellings with 4 or more bedrooms.Top 50%Large dwellings · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Bedrooms per dwellingshare of dwellings
50%0
50%1
50%2
50%3
50%4
50%5
50%6+
Who owns vs rentsoccupied dwellings
50%
50%
50%
50%
Owned outright50%Mortgage50%Renting50%Other50%
What’s built heredwelling types
50%
50%
50%
50%
House50%Townhouse50%Apartment50%Other50%
50% separate houses50% apartments50% high-rise
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Income & employment in Brightwaters
Incomes, employment, and the occupation mix of the people who live here.
Income & work at a glance
LowMedianHighPercentile
Median personal incomeⓘMiddle weekly income of individuals aged 15+.Bottom 24%Median personal income · $401/wk — well below average: in the bottom 24%, lower personal income than 76% of Aussie suburbs.
Median family incomeⓘMiddle weekly income of families.Bottom 31%Median family income · $1,060/wk — below average: in the bottom 31%, lower family income than 69% of Aussie suburbs.
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
High earners (≥$2k/wk)ⓘResidents earning $2,000 or more per week.Top 50%High earners · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Occupations
LowMedianHighPercentile
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
Clerical & adminⓘEmployed residents in clerical and administrative jobs.Top 50%Clerical & admin · 50% — typical: right around the median for Aussie suburbs.
Community & personal serviceⓘEmployed residents in community and personal-service jobs — care, hospitality, security and similar.Top 50%Community & personal service · 50% — typical: right around the median for Aussie suburbs.
Sales workersⓘEmployed residents in sales jobs.Top 50%Sales workers · 50% — typical: right around the median for Aussie suburbs.
Technicians, trades & labourersⓘEmployed residents in technical/trade, machinery-operating and labouring jobs.Top 50%Technicians, trades & labourers · 50% — typical: right around the median for Aussie suburbs.
Household incomeheight = share of households · weekly
Personal incomeheight = share of residents 15+ · weekly
A typical household pulls in about 2.4× the typical individual — a multi-earner area.
Labour forceemployment status · residents 15+
50%
50%
50%
50%
50%
Employed full-time50%Employed part-time50%Employed (away/other)50%Unemployed50%Not in labour force50%
LowMedianHighPercentile
Full-time workersⓘResidents in the labour force who are employed full-time.Top 50%Full-time workers · 50% — typical: right around the median for Aussie suburbs.
Part-time workersⓘEmployed residents working part-time, of all employed.Top 50%Part-time workers · 50% — typical: right around the median for Aussie suburbs.
Unemployment rateⓘShare of the labour force (people working or actively looking) who are unemployed — not a share of all residents.Top 50%Unemployment rate · 50% — typical: right around the median for Aussie suburbs.
Not in labour forceⓘResidents 15+ neither working nor looking for work — retirees, students, carers.Top 50%Not in labour force · 50% — typical: right around the median for Aussie suburbs.
Labour-force participationⓘResidents 15+ who are in the labour force — working or looking for work.Top 50%Labour-force participation · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Getting around Brightwaters
How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.
Transport at a glance
LowMedianHighPercentile
Public transport to workⓘCommuters who travelled to work by train, bus, ferry or tram, of those who travelled.Top 50%Public transport to work · 50% — typical: right around the median for Aussie suburbs.
Walked or cycled to workⓘCommuters who walked or cycled to work, of those who travelled.Top 50%Walked or cycled to work · 50% — typical: right around the median for Aussie suburbs.
Worked from homeⓘEmployed residents who worked from home in the Census week — elevated by COVID in 2021.Top 50%Worked from home · 50% — typical: right around the median for Aussie suburbs.
No motor vehicleⓘHouseholds with no motor vehicle.Top 50%No motor vehicle · 50% — typical: right around the median for Aussie suburbs.
Vehicles per dwellingⓘAverage number of motor vehicles per household.Top 29%Vehicles per dwelling · 0.87 — above average: in the top 29%, more vehicles per home than 71% of Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Journey to workamong commuters · top modes
Car (driver)50%
Car (passenger)50%
Train50%
Bus50%
Tram/light rail50%
Ferry50%
Walked50%
Vehicles per dwellingshare of households
50%0
50%1
50%2
50%3
50%4+
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Education · ACARA My School 2025
Schools in and around Brightwaters
1 school inside Brightwaters, plus the closest options around it. Families can choose from 1 primary school in Brightwaters and its surrounds, and 1 high school covering the secondary years. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.
Within Brightwaters1schools in the suburb itself
Primary schools1within 5 km · nearest in suburb
Secondary schools1within 5 km · nearest in suburb
Median ICSEA rank50thenrolment-weighted
What is ICSEA Rank?
ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.
Nearby within1 school
- Within Brightwaters · 1Order by
- 1Brightwaters Christian CollegeIndependent · Combined · Co-ed · Years K-10 · Within suburbState Rank—English—Maths—Students199Multilingual50%ICSEA Rank50th
Independent
Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.
School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.
Census · ABS 2021
Turnover
How settled or transient the community is — and where newcomers came from.
Settledness at a glance
LowMedianHighPercentile
Settled 5+ yearsⓘResidents living at the same address as five years ago — how settled the community is.Top 50%Settled 5+ years · 50% — typical: right around the median for Aussie suburbs.
Moved in past yearⓘResidents living at a different address one year earlier.Top 50%Moved in past year · 50% — typical: right around the median for Aussie suburbs.
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.Top 50%Arrived from overseas · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Where residents lived 5 years agoof those who stated
50%
50%
50%
50%
Same address50%Moved within area50%From elsewhere in Australia50%From overseas50%
Residential paceshare of residents
Moved in the past yearⓘResidents living at a different address one year earlier.50%
Moved in the past 5 yearsⓘResidents not living at the same address as five years ago.50%
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.50%
Property market
Market snapshot
Brightwaters median house price & rent
Headline price, rent, yield and time on market for Brightwaters — choose a property type and size below.
Active segment
Houses
Units
Days on marketⓘLast 12 months
21
↑ 30 days YoY
SoldⓘLast 12 months
12
↑ +50.0% YoY
Months of supplyⓘLast 12 months
1.6mo
Median rentⓘLast 12 months
$571/w
↑ +50.0% YoY
Days to leaseⓘLast 12 months
23
↓ 5 days YoY
LeasedⓘLast 12 months
6
↑ +0.5% YoY
Gross yieldⓘLast 12 months
3.45%
Annualised
Data confidenceSales sample4GoodLease sample2ThinThin samples can swing month-to-month — treat single-figure deltas with care.
Segment breakdown
House & unit prices by bedroom
Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.
Demand percentile 0–100 · last 12 months12-mo change
Sales
Rental
Demand
Segment
Sold
Price
DOM
Leased
Rent
DOM
Yield
SalesRent
01
Houses · 3 bed4 sales · 2 leases
Sold12▲+50.0%
Price—
Sales DOM—
Leased6+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
02
Houses · 4 bed4 sales · 2 leases
Sold12+0.5%
Price—
Sales DOM—
Leased6+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
03
Houses · 2 bed4 sales · 2 leases
Sold—
Price—
Sales DOM—
Leased6+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
04
Units · 1 bed4 sales · 2 leases
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
05
Units · 2 bed4 sales · 2 leases
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
06
Units · 3 bed4 sales · 2 leases
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
All houses
Sold12▲+50.0%
Price—
Sales DOM—
Leased6+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
All units
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
Where each segment ranks
Brightwaters property growth
Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.
Metric
Ranked against
Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.
Houses
1/2above median
02550 · MEDIAN75100
Percentile vs NSW
Value
Units
0/4above median
02550 · MEDIAN75100
Percentile vs NSW
Value
The buy-versus-rent equation
Buying vs renting in Brightwaters
What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.
Property
Compare to
Houses · Total: +50%
NSW MEDIAN · +36%
Rent covers itRenting matches or beats the cost of owning−10% to 0%
BalancedMortgage roughly matches asking rent+30% to +60%
Far pricier to ownBuying costs much more than renting+100% to +130%+
BreakdownLast 12 months
Holding cost
Mortgage
Rent
Premium
Band
Assumes 80% LVR·6.0% rate·30y P&I
Premium = (weekly mortgage − weekly rent) ÷ weekly rent. Band thresholds are national breakpoints across ~11,400 eligible Australian segments — the Typical premium band spans national P25 to P75, so it’s literally what’s typical.
Market data
How strong is demand, and which way is it heading?
Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.
Side
View
Property
Bedrooms
Radius
Compared against
Sales market velocity
4 nearby suburbs · 10km · Total house · sales
risingfalling
DOM change YoYis demand rising or falling?
median
median
Recoveryweak but rising
Boomstrong and rising
Troughweak and falling
Peakstrong but easing
Nearby suburb
Demand index
37 / 100vs NSW
Days on market
21 days▼ −21 days YoY
Median price
$619k▲ +6.4% YoY
Sold (last year)
11▼ −17.8% YoY
Nearby suburb
Demand index
42 / 100vs NSW
Days on market
19 days▼ −7 days YoY
Median price
$499k▲ +5.5% YoY
Sold (last year)
15▲ +9.8% YoY
Nearby suburb
Demand index
18 / 100vs NSW
Days on market
43 days▲ +15 days YoY
Median price
$766k▲ +7.8% YoY
Sold (last year)
17▼ −13.0% YoY
Nearby suburb
Demand index
28 / 100vs NSW
Days on market
33 days▼ −18 days YoY
Median price
$974k▲ +9.5% YoY
Sold (last year)
10▲ +121.3% YoY
Brightwaters · this suburb
Demand index
40 / 100vs NSW
Days on market
21 days▼ −30 days YoY
Median price
$604k▲ +0.5% YoY
Sold (last year)
12▲ +50.0% YoY
weakSales market velocityhow strong sales demand isstrong
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
Market data
Brightwaters against the neighbourhood
Eight diagnostic views cutting the data a different way each time — Brightwaters in blue, peers in colour.
Pair
View
Property
Bedrooms
Radius
How fast — and is it getting faster?
No peer suburbs · 10km · Total house
fasterslower
DOM change YoYvs 12 months ago
median
median
Recoveringquiet but accelerating
Boomingbusy and accelerating
Stalledquiet and slowing further
Coolingbusy but slowing
Brightwaters · this suburb
Demand index
50 / 100vs Australia
Days on market
21 days▼ −30 days YoY
Median price
$604k▲ +0.5% YoY
Sold (last year)
12▲ +50.0% YoY
Gross yield
3.45%
slowDays on marketmedian days to sellfast
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
How much is available right now?
Housing supply & months of stock
How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.
View
Sales market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | SoldSold (last year)Total sold transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are sold each month in this segment, over the last 12 months. |
|---|
median
Rental market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | LeasedLeased (last year)Total leased transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are leased each month in this segment, over the last 12 months. |
|---|
median
Severe
Very Tight
Tight
Balanced
Loose
Very Loose
Saturated
Under-suppliedOver-supplied
Market data
Who's transacting — buyers or tenants?
Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.
Property
Brightwaters — Units & Houses, all bedrooms
Jul 2021 – Jun 2026 · each point = a 12-month window
0%25%50%75%100%20222023202420252026
Sales · buyer transactions
Leases · tenant transactions
Five-year arc
Brightwaters median house price & rent history
Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.
Five-year summaryAs of Jun 2026, the median house sale price in Brightwaters rose from $539k (Jul 2021) to $877k (Jun 2026) — +62.7% growth over five years — peaking at $1.11M between Aug 2024 and Jul 2025. Median house rent went from $324/wk to $554/wk (+71.0%) over the same period. For units, median rent went from $152/wk to $185/wk (+21.7%) over the same period.
PropertyBedrooms
Median price (trailing year)
Jun 2026
$877k+5.8%
5y median $676kvs last year $829k
Total sales (trailing year)
Jun 2026
20+81.8%
5y median 13vs last year 11
Days on market (trailing year)
Jun 2026
21 days-45
5y median 32 daysvs last year 66 days
Median rent (trailing year)
Jun 2026
$554/wk+32.2%
5y median $384/wkvs last year $419/wk
Total leases (trailing year)
Jun 2026
11-38.9%
5y median 12vs last year 18
Days on market (rental) (trailing year)
Jun 2026
11 days-6
5y median 17 daysvs last year 17 days
Gross yield (trailing year)
Jun 2026
2.71%+0.87 pt
5y median 2.09%vs last year 1.84%
Months of supply
Jun 2026
1.5 months-51.0%
5y median 2.4 monthsvs last year 3.0 months
Months of supply (rental)
Jun 2026
2.0 months+21.7%
5y median 1.5 monthsvs last year 1.6 months
Nearby markets
Suburbs near Brightwaters: prices compared
The nearest suburbs to Brightwaters, ranked by distance — each lined up against Brightwaters on the same measures, so the differences jump out at a glance.
Market
Property
Bedrooms
Radius
Colour by
This marketBrightwatersNSW 2264 · Houses · Total
Price$604k
DOM21 days
Sold12
5 markets within 5kmLast 12 months
01
MirrabookaNSW 2264 · 0.8km · Houses · Total
Price$619k
DOM21 days
Sold11
priciersimilar speed
02Yarrawonga ParkNSW 2264 · 0.8km · Houses · Total
Price$567k
DOM20 days
Sold5
cheapersimilar speed
03SunshineNSW 2264 · 0.8km · Houses · Total
Price$974k
DOM33 days
Sold10
much pricierslower
04Windermere ParkNSW 2264 · 0.9km · Houses · Total
Price$499k
DOM19 days
Sold15
cheaperfaster
05Morisset ParkNSW 2264 · 1.1km · Houses · Total
Price$766k
DOM43 days
Sold17
priciermuch slower
Houses · TotalSales market
Stat colourHow each suburb's stat compares to Brightwaters
Much lowerLowerSimilarHigherMuch higher
Similar markets
Suburbs like Brightwaters
Suburbs anywhere in NSW that behave like Brightwaters — matched on price, growth, selling speed and demand, not on distance. A shortlist of markets that move the same way — including ones far away you'd never think to compare. (Want the suburbs right next door instead? See Nearby markets above.)
Brightwaters vs Cooranbong: the closest sales-market match trades at a median of $642k against Brightwaters's $604k — about 6% higher, with homes selling in 22 days versus 21 days here.
Colour by
Property
Bedrooms
Market
This marketBrightwatersNSW 2264 · Houses · Total
Price$604k
DOM21 days
Sold12
Most similar sales markets · within 2.0–36 kmLast 12 months
0102030405
CooranbongNSW 2265 · 8km · 61% match
Price$642k
DOM22 days
Sold114
WarnervaleNSW 2259 · 10km · 65% match
Price$728k
DOM16 days
Sold42
Wangi WangiNSW 2267 · 5km · 62% match
Price$461k
DOM17 days
Sold40
BalcolynNSW 2264 · 2km · 51% match
Price$778k
DOM27 days
Sold24
BolwarraNSW 2320 · 36km · 74% match
Price$643k
DOM23 days
Sold36
Stat colourHow each suburb's stat compares to Brightwaters
Much lowerLowerSimilarHigherMuch higher
Comparable sales markets to Brightwaters: Cooranbong median house price, Warnervale house prices, Wangi Wangi property growth, Balcolyn, NSW property market and Bolwarra property growth.
Brightwaters's closest rental-market twins: Balcolyn median house price, Wangi Wangi property growth, Bolwarra property growth, Warnervale average house price and Cooranbong property market. Each link opens that suburb's full market report.
Market data
Frequently asked · Brightwaters
25 data-driven answers about Brightwaters's property market — every one computed from the metrics above.
What things cost
Prices, rent, yield, ownership costWhat is the median house price in Brightwaters?
#The median house price in Brightwaters, NSW 2264 is $604k as of June 2026, based on 4 sales over the past 12 months. Houses there have moved +0.5% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.
How much does it cost to rent in Brightwaters?
#The median weekly house rent in Brightwaters is $571 as of June 2026, drawn from a very small number of recent leases. House rents have moved +50.0% year-on-year. Current vacancy pressure is shown in the supply section above.
How much is rent for a 3 bedroom house in Brightwaters?
#A 3 bedroom house in Brightwaters rents for a median $571 per week as of June 2026, drawn from a very small number of recent leases. Across other house sizes: 2-bedroom $571/week, 4-bedroom $571/week. Figures cover only segments with enough recent leases to be statistically meaningful; sparse segments are excluded. The segment breakdown covers rent, yield and days on market for every property type and bedroom count.
What is the gross rental yield in Brightwaters?
#Gross rental yield in Brightwaters is 3.45% for houses as of June 2026, compared with the NSW unit median of 3.56%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.
How much is a 3 bedroom house in Brightwaters?
#As of June 2026, Brightwaters medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | — | $604k | $604k | $604k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
What does it cost to own versus rent at the Brightwaters median?
#At the median Brightwaters house ($604k purchase, $571/week rent), weekly mortgage repayments sit at roughly $755 — about $184 more per week than renting. That gap is the ownership premium. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.
How the market is moving
Speed, supply, growth, cycle phaseWhat are Brightwaters's property market trends?
#Brightwaters's property market trends to June 2026: house prices rose +0.5% year-on-year; weekly house rents moved +50.0%; homes now sell in a median 21 days — faster than a year ago by 30; sales supply sits at 1.6 months (severe). Read together — price, rent, selling speed and supply — they show which way the Brightwaters market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
What does the data say about Brightwaters as an investment?
#As of June 2026 in Brightwaters, house prices rose +0.5% over the year, gross rental yield is 3.45% against a NSW median of 2.06%, houses take a median 21 days to sell, sales supply is 1.6 months (severe). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.
How quickly do houses sell in Brightwaters?
#Houses in Brightwaters sell in a median 21 days on market as of June 2026. Days on market have tightened by 30 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
Is Brightwaters a tight or loose property market right now?
#Brightwaters's sales market sits at 1.6 months of supply for houses as of June 2026 — classified as Severe (extreme shortage) against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is looser at 2.6 months of supply.
Have property prices in Brightwaters gone up or down?
#House prices in Brightwaters moved +0.5% over the 12 months to June 2026. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.
How active is the rental market in Brightwaters?
#Brightwaters's house rental market sits at 2.6 months of supply as of June 2026 — classified as Saturated (extreme oversupply), with 6 houses leased over the past 12 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
Where is Brightwaters in its property market cycle?
#Brightwaters's house market is currently in the 'softer_firming' phase as of June 2026 — combining above-median sales velocity nationally with year-on-year tightening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.
How it compares
Vs state, vs nearby, vs popularHow does Brightwaters compare to other NSW suburbs?
#Brightwaters's median house price ($604k) is 2% below the NSW median ($615k) as of June 2026. On selling speed, houses clear in 21 days vs 25 days state median. On gross yield, Brightwaters sits at 3.45% vs 2.06% state median.
How does Brightwaters compare to neighbouring suburbs?
#Brightwaters's most-similar nearby market is Cooranbong (8.0 km away) with a median house price of $642k — about 6% pricier. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.
What's the most popular property type in Brightwaters?
#The most-transacted segment in Brightwaters over the 12 months to June 2026 is 3 bed houses with 12 sales. 4 bed houses come second at 12 sales. The buying-versus-renting section above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.
How many properties were sold and leased in Brightwaters last year?
#Brightwaters recorded 12 house sales and 0 unit sales over the 12 months to June 2026 — a combined 12 transactions. On the rental side, 6 houses and 0 units were leased. Segments with statistically thin samples are excluded from displayed figures.
About the area
Population, income, who lives here, schoolsWhat postcode is Brightwaters in?
#Brightwaters is in postcode 2264, in the Newcastle & Lake Macquarie region of NSW. Addresses there are written as Brightwaters, NSW 2264.
What is the population of Brightwaters?
#Brightwaters, NSW 2264 is home to 723 residents (ABS Census 2021). The median resident age is 25, and the average household holds 1.9 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
What is the median household income in Brightwaters?
#The median household in Brightwaters earns $960 per week — roughly $50k a year (ABS Census 2021). Median personal income runs $401/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
What is the unemployment rate in Brightwaters?
#The unemployment rate in Brightwaters is 50.0% (ABS Census 2021). That sits right around the median for Australian suburbs. The rate counts people who are working or actively looking for work — not a share of all residents. Workforce participation sits at 50%. The local economy section above covers incomes, employment status and the occupation mix.
Do people own or rent in Brightwaters?
#Brightwaters is mostly owner-occupied: about 100% of households are owner-occupiers and 50% rent (ABS Census 2021). Of owners, 50% own outright and 50% are paying off a mortgage.
What schools are near Brightwaters?
#Brightwaters has 83 schools within reach, 1 of them inside the suburb itself — including Brightwaters Christian College. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
Is Brightwaters a good place to live?
#Brightwaters, NSW 2264 has a population of 723, a median age of 25, a median household income around $960/week, 50% of households renting (ABS Census 2021). There are 83 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.
About this data
Methodology and update cadenceWhen was this Brightwaters market data last updated?
#This Brightwaters market data was last updated July 2026, covering the 12 months to June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.