MARKET OUTLOOK Edmondson Park
Edmondson
KEY RESIDENTIAL DEMAND DRIVERS
Urbis has investigated the trends that will deliver a sustainable residential market, comprising sustained and confident growth now and into the future.
This involves recognising the key fundamentals that investors seek to secure returns, as well as identifying regions that will be the most desirable to live, work and play. Urbis has concluded that the most desirable locations are those that deliver “P.I.E” – Population, Investment and Employment growth.
PopulationGrowth Investment&Inf
POPULATION GROWTH
South West Sydney is projected to grow by an additional 192,899 residents by 2040, including 16,596 new residents in the Edmondson Park study area.
This equates to an annual rate of growth of 1.7% in Edmondson Park, significantly higher than that of Greater Sydney. The transport connectivity, access to employment opportunities, education institutions, retail amenities and open space will continue to attract new residents.
INVESTMENT & INFRASTRUCTURE
P I
Employment Opportunities
EMPLOYMENT OPPORTUNITIES
The region has benefited from significant infrastructure projects across various sectors, including transport, education, health, and recreation, in recent years.
This investment will continue, with around $19 billion to be invested in Sydney’s South West across major projects, including the Western Sydney Airport and the Western Sydney Airport Metro, South West Rail Link Extension, Liverpool Health and Academic Precinct, Liverpool High School Redevelopment and Edmondson Park High School.
Proximity to employment nodes and centres is essential for residential growth.
New jobs lead to new residents as people seek to minimise travel times and improve work/life balance. With Edmondson Park’s strategic location, residents are surrounded by several growing employment centres, including the Western Sydney Aerotropolis, Liverpool CBD and Campbeltown CBD.
SOUTH WEST SYDNEY OVERVIEW
The South West Sydney region has been identified by the NSW Government as a critical component of Sydney's future growth. The Greater Sydney Regional Plan outlines the 40-year vision for Greater Sydney as a metropolis of three cities (Sydney CBD, Parramatta and Western Sydney Aerotropolis).
The key underlying principles of the strategy is the delivery of a 30-minute city to provide better access to jobs, schools and healthcare within 30 minutes of people’s homes. In this way, the vision seeks to rebalance growth and opportunities across Sydney.
Major infrastructure projects such as the Western Sydney Airport and the South West Rail Link Extension will attract new residents and employment opportunities to the region. The completion of the Western Sydney Airport in late 2026 will provide global connections and generate significant employment as it is anticipated to be a major catalyst for business investment within the region. Around 20,500 new jobs are projected for the precinct by 2040.
To promote economic and population growth, the NSW Government has also identified several priority precincts in South West Sydney comprising:
• South West Growth Area
• Western Sydney Airport Growth Area
• Western Sydney Employment Area
• Leppington Town Centre
Over the next 15 years, the population of South West Sydney is projected to increase strongly by around 1.9% per annum to 2040. This could drive demand for around 4,100 additional dwellings per year. This projected rate of population growth is well above the average annual projected growth rate for Greater Sydney at 1.1%.
Growing demand for healthcare, education and community facilities will also be met with a future infrastructure pipeline of over $21 billion for South West Sydney. This includes the Liverpool Health and Academic Precinct and Liverpool Civic Place.
The existing South West Rail Link provides train connections to existing stations at Leppington and Edmondson Park, connecting new residents to the growing South West Sydney region. The proposed extension to the South West Rail Link will provide a future connection to the Western Sydney Airport via Leppington.
POPULATION GROWTH
South West Sydney
ED.SQUARE
Frasers Property Australia are committed to transforming the 24-hectare site adjacent to Edmondson Park train station into a well-connected and vibrant community of Ed.Square.
Ed.Square is located in the heart of Edmondson Park and is shaping up to become a diverse urban neighbourhood of over 1,450 new dwellings with restaurants, cafes, shopping, entertainment, playgrounds and over six hectares of open space already in place.
RESIDENTIAL
The masterplan includes a diverse range of housing types with approximately 714 apartments and 762 medium density terraces and townhouses. Several residential stages and buildings have been delivered, with the first residents moved in from 2020.
Ed.Square continues to develop into a combined mixed-use town centre precinct with new residential neighbourhoods to cater to a diverse population demographic.
AMENITY
Ed.Square is already evolving into a vibrant community with the new Ed.Square Town Centre just a short walk from surrounding homes. Opened in 2021, the new retail offer spans 21,000sqm and features a full-line Coles supermarket and fresh food marketplace, Event Cinemas, iPlay and Anytime Fitness.
Eat Street offers more than 20 different cuisines, creating an experiential dining experience.
Compared to similar communities being developed in South West Sydney, Ed.Square offers a high concentration of walkable amenity from retail, healthcare, recreation, education and entertainment. It is also the only estate and town centre to be located adjacent to an existing train station.
Source: Frasers Property Australia.
Ed. Square Oran Park Denham Court Gledswood Hills
Source: Urbis.
Source: Frasers Property Australia.
Oran Park
Denham Court
Gledswood Hills
LOCATION AND ACCESSIBILITY
SHOPPING
Ed.Square is a foodie and funseeker haven, and brings a new level of fresh food convenience for local residents and the wider community.
• Stage 1 of Ed.Square Town Centre is complete and open.
• Full-line Coles supermarket, Liquorland, Eat Street and over 70 specialty retailers now open.
• Australian entertainment centre, iPlay features more than 80 arcade games.
• Event Cinemas complex featuring six screens.
EDUCATION
Residents are well placed to access local schools with St Francis School and the new Edmondson Park Public School, as well as nearby high schools including John Edmondson High School and Hurlstone Agricultural School. Edmondson Park High School, currently under construction and due for completion in 2027, will provide high school education within walking distance of Ed.Square. Western Sydney University campuses at Campbelltown and Liverpool and the University of Wollongong campus at Liverpool provide multiple tertiary education opportunities.
MEDICAL
Ed.Square contains a medical centre to service residents. The Liverpool Hospital and Sydney Southwest Private Hospital are located nearby and provide comprehensive medical services.
PARKS AND RECREATION
There are several parks and reserves within and surrounding Edmondson Park such as Edmondson Regional Park and Kemps Creek Nature Reserve with over six hectares of open space to be included in Ed.Square. Other recreational uses surrounding Edmondson Park include the Casula Powerhouse Arts Centre and Michael Clarke Recreation Centre.
PUBLIC TRANSPORT
The Edmondson Park train station connects residents to Liverpool, Parramatta and the Sydney CBD. The future South West Rail Link and Western Sydney Airport Metro plan to extend residents’ transport connections to the north and south as well as connecting to the new airport.
CONNECTIVITY
Residents are also well placed to travel by car on the nearby M5 and M7 motorways. These transport linkages significantly enhance Edmondson Park’s appeal for prospective Ed.Square residents.
FUTURE WESTERN SYDNEY AIRPORT, BADGERYS CREEK
Edmondson Regional Park
Russell Copeman Park
Edmondson Park is located 8km south west of the Liverpool CBD and 34 km south west of Sydney CBD.
Carnes Hill Marketplace
Aldi Edmondson Park
Costco Warehouse and Crossroads Homemaker Centre
Bardia Public School
Edmondson Park Public School
John Edmondson High School
William Carey Christian School
St Catherine of Siena Catholic Primary School
St Francis Catholic College
EDMONDSON PARK
Edmondson Park Bus Interchange
Edmondson Park Train Station
Kanthi Park
Edmondson Regional Park
INFRASTRUCTURE
WESTERN SYDNEY AIRPORT
Expected Completion: 2026 - $5.3 billion (initial funding)
The development of Sydney’s second major airport will anchor growth in Western Sydney, driving global connectivity and opening up freight and export opportunities. It is expected to generate an additional 20,500 jobs by 2040 and attract significant business investment in the region. From 2026, the airport is projected to serve 10 million passengers annually, allowing residents to travel globally.
Source: Australian Government
SOUTH WEST RAIL LINK EXTENSION
Expected Completion and Project Value: TBA
The current South West Rail line is proposed to extend from Leppington to North Bringelly, where it will intersect with the WSA Metro line upon completion of both projects. Residents will be able to easily access the future airport and wider Sydney Metro network with a single interchange. With $1 billion committed to preserving the corridor for the extension, it is expected that additional train services will enhance connectivity for the region.
Source: NSW Government and Transport for NSW
WESTERN SYDNEY AIRPORT (WSA) METRO
Expected Completion: 2027 - $10.5 billion
The Western Sydney Airport Metro will deliver a new 23km metro line linking St Marys to the new airport and the Western Sydney Aerotropolis. Currently under construction, this metro service will provide fast and reliable connections for residents travelling to the airport and surrounding employment centres. With six new stations, the line will integrate with the existing Sydney rail network, ensuring direct access from Western Sydney to global destinations.
Source: NSW Government and ANZ Infrastructure Pipeline
LIVERPOOL HEALTH AND ACADEMIC PRECINCT
Expected Completion: 2027 - $830 million
The construction of the new six-storey Liverpool Hospital Integrated Services building was completed in late 2024. The next phase of the project is under construction, with plans to deliver new cancer treatment and paediatric services.
Source: NSW Government
Edmondson Park is located 8km south west of the Liverpool CBD and 34 km south west of Sydney CBD.
CAMPBELLTOWN HOSPITAL UPGRADE
Completed: 2024 - $632 million
The Campbelltown Hospital was granted over $632 million to upgrade its emergency department, mental health facilities and expand paediatric services benefiting nearby residents.
Source: NSW Government
LIVERPOOL HIGH SCHOOL REDEVELOPMENT
Expected Completion: 2029 - $150 million
The redevelopment of Liverpool Boys and Girls High Schools aims to deliver a new state-of-the-art coeducation campus. The project is anticipated to include a six-storey building with contemporary learning spaces, a library, a multipurpose hall and gym, as well as landscaped open areas and sports courts.
Source: NSW Government
LIVERPOOL CIVIC PLACE
Completed: 2023 - $300 million
The Liverpool Civic Place development provides locals with access to new amenities, including a new library building, commercial offices for the council and educational facilities for the University of Wollongong.
Source: Liverpool City Council and Cordell Connect
EDMONDSON PARK HIGH SCHOOL
Expected Completion: 2027 - $130 million
Under the NSW Government’s plan to rebuild public education, Edmondson Park High School is a targeted investment to ensure growing communities get access to new education services. The new high school will accommodate up to 800 students and include fit-forpurpose classrooms and core facilities to support the growing population of South West Sydney.
Source: Cordell Connect
POPULATION
For the purpose of this profile, the Edmondson Park study area has been defined to include the suburbs of Edmondson Park, Prestons, Horningsea Park, Carnes Hill, Hoxton Park and West Hoxton.
The study area has been created to effectively assess the area’s population growth, demographic characteristics and property market, which is likely to shape the suburb of Edmonson Park.
Over the next 15 years, the Edmondson Park study area is anticipated to grow by approximately 16,600 new residents, equating to a growth rate of 1.7% per annum between 2025 and 2040. This is significantly higher than the 1.1% per annum forecast for Greater Sydney over the period. Forecast growth is attributed to ongoing infrastructure and residential projects and strong international migration inflows.
Stronger population growth and affluent young families within the Edmondson Park study area are key demand drivers for dwellings.
POPULATION GROWTH
Edmondson Park Study Area
Source: ABS Census 2021; Transport for NSW; Prepared by Urbis.
Note: South West Sydney includes the Liverpool, Campbelltown and Camden LGAs.
DEMOGRAPHICS
The average household income of the Edmondson Park study area has been consistently higher than the Greater Sydney average over the 10-year period to 2021. Average household income has increased by 4.3% per annum from 2011 to 2021, illustrating the increasing affluence within the Edmondson Park study area. In 2021, the average household income was 8.2% above the Greater Sydney average.
The proportion of residents employed in white collar jobs has grown from 67% to 70% between 2016 and 2021. Similarly, the proportion of residents with a bachelor degree or higher has increased from 39% to 46%. This reflects an increasingly educated and affluent workforce in the region.
The average age of residents in the Edmondson Park study area is 33, significantly lower than the Greater Sydney average. This indicates great potential in the study area, where the majority of workers have yet to enter the prime working age and premium salaried age period.
The Edmondson Park study area is also home to more families, with 89% of study area households considered family households, while 65% of households have children. These demographics point to a population that is made up of ambitious young families looking to upsize and reside in well-serviced areas with strong connectivity to employment centres and education facilities.
WHO LIVES IN THE EDMONDSON PARK STUDY AREA?
Source: ABS Census 2021; Prepared by Urbis.
Source: ABS Census 2021; Prepared by Urbis.
EMPLOYMENT AND EDUCATION
EMPLOYMENT
The construction of the Western Sydney Airport will continue to generate significant employment, with the new airport being a catalyst for business investment into the region. Approximately 20,500 new jobs are projected to be located within the precinct by 2040, within 14 years of the West Sydney Airport’s opening in late 2026. The key employment precincts of Liverpool CBD and Campbelltown CBD are also projected to accommodate strong employment growth across health, retail and professional services, creating almost 4,900 jobs. Overall, an additional 25,375 jobs created across the Liverpool CBD, Campbelltown CBD and Western Sydney Airport are likely to increase demand for housing in and around these centres.
EDUCATION
Primary Schools within the local area include Bardia Public School and the newly opened Edmondson Park Public School, both within walking distance of Ed.Square. The area also offers residents access to Hurlstone Selective High School and Casula High School, as well as reputable private schools such as William Carey Christian School, which caters to both primary and secondary students. From 2027, Edmondson Park residents are also expected to benefit from the opening of Edmondson Park High School, which is currently under construction.
Residents are also well placed to access several universities within Western Sydney. Western Sydney University (WSU) is the top university in the global Times Higher Education Impact Rankings 2025. The WSU Liverpool and Campbelltown campuses are most accessible for residents of Edmondson Park. Train services from Edmondson Park to the Liverpool CBD and Sydney CBD provide residents with rapid access to key tertiary institutions within Inner City locations such as the University of Sydney and the University of Technology Sydney.
The new University of Wollongong South Western Sydney campus is located in the Liverpool CBD and offers programs in Arts, Business, IT and Health Management. Edmondson Park is surrounded by multiple TAFE campuses. The closest campus to Edmondson Park is at Macquarie Fields, which specialises in construction, building trades and engineering. The TAFE Macarthur Building Industry Skills Centre in Ingleburn also offers industry-standard carpentry workshops.
Overall, the combination of strong local employment opportunities and growing education facilities is likely to drive demand from young families seeking a quieter, more spacious residential environment whilst still benefiting from high levels of connectivity and amenity.
RENTAL MARKET OVERVIEW
The Edmondson Park study area has a growing proportion of renting households, which accounted for 18% of dwellings in 2016 and grew to 23% in 2021 (ABS Census). This reflects a growing rental market within the study area.
According to the NSW Department of Housing, median rent for three-bedroom houses in the 2170 postcode was $680 per week in the June quarter 2025, growing at a rate of 8.1% per annum over the past 5 years. It is noted that the 2170 postcode includes the suburbs of Prestons, Lurnea, Casula, Liverpool, Moorebank, Hammondville, Chipping Norton, Warwick Farm and Mount Pritchard, which is used as a proxy for Edmondson Park.
We have also assessed the growth in house rents by drawing upon data from the wider Liverpool LGA. The median rent for a two-bedroom house in the Liverpool LGA was $530 per week (as of June 2025), growing at 8.0% per annum over the past five years, compared to three-bedroom houses at a rate of 7.7% per annum over the same period of time. This was well above the Greater Sydney average of 6.4% over the last five years. This reflects the potential for higher rental growth in houses in the study area.
According to PriceFinder, houses in the Liverpool LGA achieved an indicative gross yield of 4.2% for the 12 months to May 2025. This is higher than the Sydney average of 4.0% over the same period, a positive for potential investors.
The Edmondson Park Study Area is a growing rental market within the South West Sydney Region.
HOUSE RENTAL YIELD
As of 12 Months to May 2025
LIVERPOOL LGA
4.2% 4.0%
Source: Pricefinder; Prepared by Urbis.
PROPORTION OF RENTING HOUSEHOLDS
Edmondson Park Study Area
Source: NSW Department of Housing; Prepared by Urbis.
Source: ABS; Prepared by Urbis.
HOUSING MARKET OVERVIEW
The Study Area (includes the suburbs of Edmondson Park, Prestons, Horningsea Park, Carnes Hill, Hoxton Park and West Hoxton) has historically been a lowdensity residential market characterised by house and land releases.
In the 2021 Census, separate houses accounted for 88% of dwellings in the Edmondson Park study area compared to 51% of households in Greater Sydney.
According to Pricefinder, the median sales prices for houses in the study area have grown at a healthy 5.5% per annum since FY16 and achieved an average of around 546 settled transactions per annum.
More specifically, the median sale price growth in the period from FY16 to FY20 remained stable.
However, significant growth was recorded in the fiveyear period from FY21 to FY25 where the median sale price increased by 7.5% per annum from $835,000 to $1,200,000, representing a $365,000 increase.
DWELLING STRUCTURE
Edmondson Park Study Area and Sydney, 2021
Source: Pricefinder; Prepared by Urbis.
Source: Cordell Connect; Prepared by Urbis.
STUDY AREA MEDIAN PRICE GROWTH PER ANNUM - HOUSES 2025-2030
EDMONDSON PARK IS EMERGING AS A VIBRANT RESIDENTIAL COMMUNITY, WITH DEMAND FOR NEW HOUSES, TERRACES, AND FAMILY DWELLINGS DRIVING ITS GROWTH
To assess historic price growth trends, we have analysed the Liverpool LGA housing market.
According to Pricefinder, the median sales price for houses in the Study Area grew at 4.8% over the past decade, slightly ahead of Greater Sydney (4.5%). This steady outperformance underscores the strength of the established housing market, where consistent demand has supported both strong sales volumes and long-term value growth.
Data compiled by Cordell Connect indicates that there are an estimated 785 residential houses and townhouses proposed to be completed in the Edmondson Park study area over the next five years.
The majority of these are anticipated to be completed in 2027 onwards, indicating that most of the proposed supply is still in the planning stage.
Houses and terraces remain the predominant product type, reflecting the strong underlying demand for low-rise residential development.
Source: Pricefinder; Prepared by Urbis.
FUTURE DEVELOPMENT IN STUDY AREA 2025-2030
Source: Cordell Connect; Prepared by Urbis.
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