For investors considering Canley Heights (2166), gross yield is the starting point, but it is the net yield after outgoings (council rates, strata levies, property management, maintenance) that determines actual cash-flow position. The figures shown are gross. As a rule of thumb, subtract 1.5 to 2.5 percentage points to arrive at a net yield estimate, depending on property type and strata status.
Can I afford Canley Heights?
Rental market in Canley Heights
Median weekly rent from lodged bonds. Sep 2025. Based on 60 new bond lodgements this quarter.
Rents here are below the Sydney median. That means lower holding costs if you buy and rent out, or more savings while you rent and search.
Median weekly rent · Unit · 2 bed
$430per week
Sep 2025 · 60 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Fairfield2165
$490▲$60
2.7 km away
Villawood2163
$430
3.4 km away
Liverpool2170
$550▲$120
4.9 km away
Bass Hill2197
$850▲$420
5.0 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
Rental yield in Sydney's established suburbs tends to run below the broader market because capital growth expectations are already priced into sale prices. If Canley Heights shows a gross yield meaningfully above 4%, it is worth checking whether that reflects genuine demand or a subdued sale price (which can itself be a signal of weaker capital growth prospects). Strong yield and strong capital growth in the same suburb is uncommon but does occur in transition areas.
