Thinking about buying your first home in Caringbah (2229)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Caringbah is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Caringbah a good suburb to buy in 2026?
Caringbah (2229) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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57 min
66 min
71 min
30 min
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The verdict
Who it is for
Caringbah suits established couples or small families who want a walkable, amenity-rich suburb in the Sutherland Shire without committing to a freestanding house. The median unit price of $850,000 is the realistic entry point here, and with 39 childcare services nearby and a selective high school in the postcode, families with children are well catered for. A median household income of $1,890 per week suggests the area skews toward dual-income households who can carry that price.
Who would not love it
First home buyers relying on the First Home Buyer Assistance Scheme are locked out at both price points. The suburb is predominantly flats and apartments at 45% of dwellings, so if you want a freestanding house, the $1,920,000 median is a steep ask and only 28% of stock fits that description. The lifestyle grade of C+ and a renter share of 38% point to a transient feel in parts of the suburb that may not suit buyers seeking a settled, owner-occupier neighbourhood.
What to verify before you bid
- Strata records for any unit you inspect: with 302 unit sales in the window and a C+ lifestyle grade, check levies, building defect histories, and capital works funds carefully. - Confirm the specific school catchment for Caringbah High School, as selective entry and catchment eligibility are separate matters that affect your family's actual access. - Review the individual property's flood overlay via Sutherland Shire Council's mapping tool, as the composite safe grade is rated insufficient in the data.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Caringbah?
BOCSAR · CARINGBAH 2229
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K9,37612 mo to Dec 2025
VS GREATER SYDNEY+17%Above Sydney average
5-YR TREND (LGA)Sutherland
Within LGA: Sutherland
TOP OFFENCE CATEGORIES
THEFT39%266 reports
TRANSPORT REGULATORY OFFENCES39%260 reports
ASSAULT22%148 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED49%
NON-DOMESTIC51%
Across 140 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Caringbah
21
GoodAQI · NSW DCCEEW
13:06 AEST
Earlwood station · 14.0 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.3µg/m³
24-hr avg
PM10i
10.5µg/m³
24-hr avg
NO₂i
2.1pphm
1hr reading
AQI · last 12 months · daily mean
Earlwood station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Based on 92 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$710per week
Sep 2025 · 92 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Miranda2228
$725▲$15
1.5 km away
Gymea2227
$645▼$65
3.3 km away
Cronulla2230
$700▼$10
3.4 km away
Sylvania2224
$695▼$15
3.7 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.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2229
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2229. Expected back by Q3 2026.
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Compare Caringbah with another suburb
Also in Sutherland
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Sutherland postcodes, or explore the full Sutherland suburb index.
Caringbah is the primary suburb with postcode 2229 in New South Wales. In some cases multiple suburbs share the same postcode — Caringbah is the main locality.
Which local government area is Caringbah in?
Caringbah (2229) is located in the Sutherland local government area in New South Wales.
What data does Stickybeak show for Caringbah?
Stickybeak shows 16 data cards for Caringbah (2229) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Caringbah flood prone?
Flood risk varies street by street in Caringbah. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Caringbah?
The Schools card on this page lists primary and secondary schools within the catchment area for Caringbah (2229), including their NAPLAN performance data and distance from the suburb centre.
Is Caringbah (2229) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Caringbah (2229). Eligibility depends on the purchase price and your individual circumstances.
How is Caringbah changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Caringbah (2229) using data from NSW Planning, the ATO, and the ABS.
