Stone Macarthur Annual Report

The Ground Report Stone Real Estate Macarthur Financial Year 2024-2025 Expert insights to navigate the Macarthur real estate market.

CEO’s Message South West Sydney sits at the centre of some of the most significant growth in Australia’s property market.

Population growth, major government infrastructure investment, expanding transport connections, and the development of Western Sydney Airport and Bradfield City Centre are reshaping the region’s long-term trajectory. As Sydney continues to expand, this corridor – stretching from Liverpool to Wollondilly, plays a critical role in delivering housing supply, supporting employment, and meeting rising demand from both owneroccupiers and investors.

For Stone Real Estate, the region’s growth reflects a deliberate national strategy.

Stone Macarthur was among the early offices to establish a presence in South West Sydney, growing alongside emerging suburbs and key infrastructure projects.

Macarthur now sits at the centre of this expansion. Strong population growth, ongoing development, and new employment hubs continue to fuel sustained housing demand. Nationally, the Stone network has grown to more than 70 offices across Australia and New Zealand, with South West Sydney now one of the highest transaction volume corridors within the group.

In 2025, Stone Liverpool will also open – further strengthening the network’s overall footprint in the South West, while operating independently from Stone Macarthur.

As activity across the region grows, so too does the depth of data, buyer movement and market insights we draw from daily.

While our focus remains firmly on delivering local results, this broader experience gives us the perspective and confidence to help clients make informed decisions in a market that continues to evolve.

Peter Mumford

Founder & Chief Executive Officer Stone Real Estate

The South West will remain a key chapter in Sydney’s growth story – and one we’re well positioned to help our clients navigate at every stage.

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THE GROUND REPORT | Leadership Messages

Director’s Message As I reflect on the past financial year, I feel incredibly proud of our team and the progress we’ve made together.

In both life and business, progress rarely moves in a straight line – it’s often two steps forward and one step back. We don’t claim to be perfect here at Stone Macarthur, but we are relentlessly committed to growth, accountability, and doing the right thing.

Strong ethics and high standards sit at the heart of everything we do. We hold ourselves to a clear expectation – to deliver outstanding service without ever compromising our values.

Trust is built through consistent action. We only give the advice we’d take ourselves, never overpromise, and stay by our clients’ side for the journey - not just the transaction.

That’s why our greatest investment is in our people – through training, wellbeing initiatives, and leading-edge technology.

But our proudest achievement? Staff stability.

According to the most recent Macquarie Bank Real Estate Benchmarking Report, Stone Macarthur ranks among the top in the nation for staff retention – giving our clients the benefit of a consistent, trusted team year after year.

So, what’s next? Wollondilly is calling. We’re exploring how to strengthen our presence there over time as 16% of our sales are now in the region. There’s no set date or location yet – just a clear direction we’re working toward as we continue growing with the community.

Thank you for your continued trust and support. We’re honoured to serve this incredible community – and we look forward to helping even more locals achieve their property goals in the years to come.

Chris Philp

Director & Licensed Real Estate Agent Stone Macarthur

This focus has helped us reach some incredible milestones this year:

• Surpassing 2,500 five-star reviews online • Being named the #1 office in the Stone National network for individual property transactions

THE GROUND REPORT | Leadership Messages

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Head of Property Management’s Message A balancing act: Homes & investments With nearly 2,400 properties under management, every decision matters.

Each one is a valuable asset – and someone’s home. Our job is to protect landlord returns while ensuring tenants feel safe and respected.

A team that knows what matters We’ve built a team of experienced, career Property Managers – backed by systems that help them do their best work. They focus on income protection, low vacancy, and compliance, while treating tenants with fairness and dignity.

Smarter leasing, stronger results Operating from multiple Stone offices across Campbelltown, Narellan and Gregory Hills allows us to share tenant enquiry and lease properties faster. Smart systems and realtime leasing strategies mean properties earn income sooner and stay occupied longer.

We also guide our landlords with clear advice – from pricing and renewals to maintenance decisions – so they can make confident, informed choices.

Supporting people through the tough days Property management isn’t glamorous.

Our team is there when rent falls behind, when urgent repairs come through, or when something goes wrong at 5pm on a Friday.

Much of the work happens behind the scenes – and the full scope often goes unseen by both landlords and tenants.

That’s why leadership matters. My role is to support our people through the tough days so they can keep showing up with professionalism and care. I’ve had the privilege of building and retaining a team I’m incredibly proud of – talented, resilient professionals who bring heart and grit to every part of the job.

In an industry known for high turnover and low engagement, we’ve built something different. Our culture is strong, our team is stable, and our results speak for themselves.

It’s not always easy, but it’s deeply rewarding.

We’ve helped landlords grow their portfolios and tenants settle into safe, stable homes.

Looking ahead As the region grows, so do we. We’re welcoming new clients every month – and we’re ready to take on more. Every landlord deserves clear advice. Every tenant deserves a safe, well-managed home.

That’s what we’re here for – and that’s what we’ll keep delivering.

Whether you have one property or several, we’re equipped to help.

What our clients say “ I have dealt with so many estate agents over my 44 years. Stone Real Estate (specifically Campbelltown) is blowing the stereotypes out of the water. These agents and even the reception staff are absolutely professional, polite, and patient!”

Gemma Patterson Head of Property Management Stone Macarthur

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THE GROUND REPORT | Leadership Messages

Stone Campbelltown, our Business Development Management Team & one of our Leasing Consultants

THE GROUND REPORT | Leadership Messages

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Market Overview & Insights The Macarthur property market continues to demonstrate strong fundamentals, even as broader Sydney conditions have stabilised.

Property sales performance Buyer confidence has strengthened, with clearer signals around interest rates and improved borrowing capacity lifting enquiry levels. Across Sydney, buyer interest has tracked above 2024 volumes (Domain, April 2025), with strong local competition helping absorb increased stock levels.

Significant demand is also flowing from surrounding regions – Wollongong, Liverpool, Canterbury-Bankstown, and Western Sydney – now accounting for up to 76% of all listing enquiries in our area (Domain Buyer Origin Data, May 2025).

Stone Macarthur ranks #1 in the area for speed to sale, with an average time on market of just 19 days – well ahead of the broader local average of 43 (Domain Agency Performance Report, May 2025). For sellers, that means more certainty, faster results, and reduced holding costs.

Campbelltown continues to lead the region for buyer search activity, generating twice the interest of surrounding suburbs.

Leppington, Ingleburn, Oran Park, Glenfield, and Minto also remain high-demand areas (Domain Search Data, 2025).

Lending & buyer sentiment According to local mortgage broker Nicole Fox (March 2025), stabilising interest rates have lifted borrowing confidence.

Recent rate adjustments have increased purchasing power – particularly for firsthome buyers and investors – and any future cash rate drops will expand access to finance even further.

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THE GROUND REPORT | Market Intelligence & Growth

Rental market performance Macarthur’s rental market has entered a more balanced phase after several years of sharp growth. While rental prices remain elevated, affordability pressures and slightly higher stock levels have softened the pace of rent increases.

Current rental benchmarks • Median house rent: $700/week: +6% Year-on-Year • Median apartment rent: $515/week: +10% Year-on-Year (Source: Domain Market Insights, May–June 2025) Vacancy remains tight at just 1.3% across Sydney’s outer ring, including Macarthur (REINSW, May 2025). At Stone Macarthur, properties are leasing in just 12 days on average – more than twice as fast as the local average of 29–31 days – driven by strategic pricing, strong enquiry management, and professional presentation.

Our leasing campaigns average ~36 enquiries per property, with pre-vacancy leasing often achieved in just 12.5 days (Stone PM Data, June 2025).

This is a market defined not by trends, but by strategy, experience, and quality — and that’s where we lead.

What’s driving leasing demand

Infrastructure & long-term growth

Tenant behaviour has shifted.

Decision-making is more considered, and enquiry is concentrated on properties that meet expectations.

The NSW Government formally declared Greater Macarthur as a Growth Area in 2019, with 12 strategic precincts now earmarked for future residential, commercial, and employment expansion (Greater Macarthur 2040, NSW Planning).

The properties leasing fastest typically offer: • Market-aligned pricing • Professional presentation and photography • Heating, cooling, and practical layouts • Well-maintained fixtures and appliances • Full compliance with safety and repair requirements Our leasing team tracks performance across hundreds of listings every year, and we know what it takes to stand out. When you get the fundamentals right, you reduce days on market and maximise returns.

NSW rental law reform: Key changes for 2025 New legislation introduced in May 2025 brought several important updates for landlords: • Rent increases now limited to once every 12 months • “No grounds” terminations removed – valid reasons now required • Reasonable grounds now required to refuse pets • Application fees prohibited • Greater focus on repairs, compliance, and documentation These changes heighten the importance of expert lease oversight and clear, welldocumented processes.

Key projects fuelling future growth include: • Ongoing land releases at Appin, Gilead, Menangle Park and North Appin • Western Sydney Airport and Bradfield City Centre on track for 2026 operations • Over $1B committed to new rail links connecting Macarthur to Bradfield (NSW Infrastructure, 2025) These investments continue to support population growth and long-term residential demand.

Outlook for 2025–26 While short-term price growth has moderated, Macarthur remains one of Sydney’s strongest residential markets, underpinned by: • Federal & State infrastructure investment • Strong population growth • Improving borrowing conditions • Resilient rental performance In a region shaped by growth and change, success comes from anticipating the market, not reacting to it. Our results reflect more than just movement – they reflect a commitment to clear pricing, strong presentation, and consistent service. That’s why more owners, investors, and tenants are choosing Stone Macarthur.

Chris Philp

Director & Licensed Real Estate Agent Stone Macarthur THE GROUND REPORT | Market Intelligence & Growth

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Rezoning & Development Quick takeaways:

• Western Sydney Airport remains on track for 2026 • $1B invested in future rail links connecting Macarthur to Bradfield • New LMR zoning expands development options across Macarthur • Macarthur’s affordability continues to attract buyers and investors

Transport infrastructure: • $1B committed to new rail corridors linking Leppington, Oran Park, Narellan and Campbelltown • Sydney Metro Western Sydney Airport line connecting directly to the precinct Economic impact: • Nearly 28,000 jobs forecast by 2031 These projects continue to fuel demand for housing, employment and services across South West Sydney.

Low & Mid-Rise Housing Reforms (LMR SEPP) The NSW Government’s 2025 Housing SEPP has introduced significant new planning flexibility, directly impacting thousands of properties across Macarthur.

Eligible Macarthur locations include:

The Macarthur region sits at the centre of Sydney’s growth corridor, with major infrastructure, rezoning reforms and strong buyer demand reshaping opportunities for owners, developers and investors.

Campbelltown CBD, Minto Station, Ingleburn CBD, Glenfield Station, Macarthur Square, Narellan Town Centre and Camden Town Centre.

Western Sydney Airport & Bradfield City Centre

• Dual occupancies: Allowed on lots 450m²+ (R1-R4 zones) • Terraces & townhouses: Lots 500m²+ • Low & mid-rise flats: New apartment options depending on zoning • Shop-top housing: Expanded mixed-use opportunities • Affordable housing bonuses: Incentives for eligible projects

Western Sydney International Airport remains on schedule to open in 2026, driving job creation and long-term growth across the Western Parkland City.

Key projects underway Bradfield City Centre: • The Aerotropolis continues to expand, with the Advanced Manufacturing Readiness Facility (AMRF) now open, alongside ongoing commercial, residential and open space development

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THE GROUND REPORT | Market Intelligence & Growth

Key changes

PENRITH

Kemps Creek

McMAHON

Wetherill Park

Horsley Park

Mount Vernon

Luddenham

Why this matters:

FAIRFIELD Want to know if your property is affected?

• Increases development potential on eligible sites • Attracts developer and investor interest to established areas • Creates flexible options to sell, develop, or partner on future projects • Provides opportunities for multiBradfieldfamilies to generational living – allowing build additional dwellings for children, ageing parents, or extended family while remaining in the area they know and love • Allows owners to generate additional rental income from surplus dwellings while Rossmore retaining long-term ownership and control

Search Low and Mid-Rise Housing Policy Indicative Map on Google to access the Government’s free tool.

FAIRF

For a detailed overview, watch our recorded information session by searching Stone Real Estate Macarthur on YouTube.

WERRIWA For LIVERPOOL personalised advice, contact Russell Wyer directly.

Russell Wyer

Licensed Real Estate Agent West Hoxton Austral Stone Macarthur

Horningsea Park

Bringelly

Edmondson Park Denham Court

Leppington

LL

H

Gledswood Hills

Gregory Hills

Kearns

TY

EM

UM

Minto

Blairmount

TY

EM

HUM

Spring Farm

Campbelltown

Kentlyn

Bradbury Ambarvale

Menangle Park

Leumeah

Ruse

Glen Alpine Camden Park

Holswo

Ri

R Narellan ELLA N Vale RD Mount Annan

Claymore

ve r

Currans Hill

Minto Heights

or ge s

Camden

NA

Long Point

St Andrews

Smeaton Grange

Narellan

Ingleburn

Bow Raby Bowing

Ge

VA DE N C AM

Harrington Park

RD

Macquarie Fields

AY

Varroville

EY

Cobbitty

Catherine Field

W

Oran Park

CA

Bardia

LT

EL

B MP

N

OW

RosemeadowSt Helens Park

Airds

THE GROUND REPORT | Market Intelligence & Growth

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Investor Insights: Why Macarthur Performs The Macarthur region continues to outperform national benchmarks – combining capital growth, solid yields, and enduring buyer and tenant demand.

Outperforming national averages • Median house price (Macarthur): ~$963,000 • 12-month price growth: 6.94% (vs national average of 4.3%) • Capital growth score: 80 (robust short-term growth potential) • Cash flow score: 75 (reflecting stable rental yields) Macarthur’s position as a designated growth corridor – with diverse housing options and established infrastructure – means local properties are typically easier to lease and sell, even in fluctuating conditions.

What’s driving investment returns 2025 is proving supportive for residential investors due to: • A persistent housing undersupply • High population growth from both immigration and intra-state migration • A new interest rate cycle with future rate cuts anticipated As borrowing costs ease, investors can access more opportunities – and in Macarthur, affordability relative to inner Sydney creates even stronger upside potential.

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THE GROUND REPORT | Market Intelligence & Growth

What we’re seeing from investors Across our network, investors are actively: • Leveraging depreciation and negative gearing • Capitalising on tenant demand driven by employment and infrastructure • Targeting properties with growth-linked upside and strong rental reliability • Prioritising leasing performance to minimise vacancy risks Macarthur offers an enviable balance of yield and growth, with pricing that allows investors to diversify and build equity over time.

Strategic management, smarter results Our property management team remains focused on maximising returns through: • Consistent leasing performance and low vacancy • Active rent reviews and market assessments • Clear communication and legislative guidance In a market where conditions continue to favour well-managed investments, our expertise helps clients navigate complexity and protect their long-term outcomes.

Chris Fellas

Chief Financial Officer Stone Macarthur

Performance & Key Achievements $1m

484

476

269

Average sale price

Total sales

Properties leased

New managements

45

83%

Number of suburbs serviced

2,533 Total reviews online

Auction clearance rate

4.97

Average star rating (out of five) online

$9m Highest sale

2,373

Number of properties under management

6.4m

Organic social media views

98

Daily coffees consumed in our offices

$330k Lowest sale

540

Combined years of experience

72%

Repeat and referral business rate

8

Shortest time (hours) from listing to exchange

$490m Total sales volume in FY25

12.8

Average experience (years) per employee

4,875

Number of school dropoffs by Stone parents

48

Off market sales

THE GROUND REPORT | Performance & Proof

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Actionable Advice for Sellers & Investors Market trends: Who’s buying what

Timing your sale: When to go to market

As our population ages, two key buyer groups are emerging – and increasingly competing for the same types of property.

Getting timing right can feel like a moving target. For family homes, it often comes down to what works best for your situation – that may simply be the “right time” for you.

• On one side are downsizers, looking to sell larger family homes and move into lowmaintenance, ground-level housing • On the other are younger buyers entering the market, often supported by family wealth. With around $3.5 trillion expected to transfer from Baby Boomers to younger generations by 2050, many first-home buyers are entering the market with financial support from inheritance, superannuation or family wealth – accelerating demand for the most sought-after property types (Productivity Commission, 2021; Vanguard, 2025) Single-level homes, villas, and properties with minimal ongoing maintenance will continue to attract strong competition from both groups.

If your property offers side access or space for a caravan, expect strong interest – not only from tenants but also future buyers chasing long-term capital growth.

When there is flexibility to plan, timing your sale to align with peak buyer activity can directly increase competition and strengthen your sale outcome.

For investment properties, I generally recommend listing when the property is vacant. The flexibility for inspections, improved presentation control, and accessibility usually outweigh the benefits of waiting for a particular season or market window.

That said, a few simple timing rules can help: • Avoid late December where buyer attention naturally shifts elsewhere • November is often one of the most effective months to launch, as buyers want to secure a home before Christmas but stock levels tighten • For family-targeted homes, avoid major school holidays and Easter when buyers may be away • Schedule open homes after 12pm on Saturdays to avoid clashing with kids’ sport – simple, but effective Don’t risk missing your ideal launch window due to delays with the contract, compliance or marketing. Engaging your agent early ensures everything’s ready to hit the market at the right time.

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THE GROUND REPORT | Strategic Client Guidance

Maximising value: Where to focus your spend If you’re serious about adding value, a well-planned renovation can deliver significant return: • Major additions: Adding a bedroom, bathroom, or extra garage (council approved) can materially shift your price point • Kitchen upgrades: The kitchen remains one of the most valuable updates you can make • Paint: A fresh coat of paint is one of the simplest, most cost-effective ways to lift presentation But one area often overlooked is the front yard. First impressions matter. A neat front garden, healthy lawn, fresh landscaping and a clean driveway set the tone before buyers even step inside.

Every buyer arrives hoping this is the one.

Your job is to make it easy for them to picture life in your home – the better the presentation, the stronger the emotional connection. Buyers who fall in love don’t focus on saving a few thousand – they focus on securing the home.

Chris Philp

Director & Licensed Real Estate Agent Stone Macarthur

THE GROUND REPORT | Strategic Client Guidance

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Culture of Stone Macarthur At Stone Macarthur, culture isn’t something written on a wall – it’s how we operate when no one is watching. It’s the standard we hold ourselves to every day, and it’s why clients feel a difference when they work with us.

Our core values:

This financial year, we’re introducing Net Promoter Score (NPS) to gather real-time feedback across leasing, sales, property management, and ongoing service. By asking, “How likely are you to recommend Stone Macarthur?”, we’ll pinpoint strengths, close service gaps early, and stay ahead by refining how we deliver.

• Teamwork Stronger together.

United we excel • Excellence A daily commitment to world-class standards • Family-first We prioritise people, not just performance • Trustworthy We give the advice we would take ourselves

What our team says

Values in action

Why it matters

Our values aren’t just talked about – they’re built into how we work: • Flexible working arrangements for parents and carers • Work-from-home balance that supports wellbeing and delivery • Mentorship, development, and career growth pathways for every team member

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Investing in feedback

THE GROUND REPORT | Culture & Community

“ Working here means being valued not just for what you do, but for who you are. Your values, character, and connection with your team matter just as much as the results you achieve.”

Danielle Evans, Licensed Real Estate Agent “ From my first day I’ve felt supported – not just to learn the job, but to build a longterm career here. The mentoring and leadership have made a huge difference.”

Tony Soldo, Sales Associate “ The team culture is one of the biggest reasons I love working here. Everyone supports each other, and you always feel valued – personally and professionally.”

Rachel Micallef, Property Manager For our clients, culture translates directly into consistency, clear communication, and accountable service.

It’s why we can promise – and deliver, an elevated level of service year after year.

Leonie O’Brien

Marketing Manager Stone Macarthur

Stone Awards Night 2024, EOFY Sales Day 2024 & Stone Macarthur Christmas Party 2024

THE GROUND REPORT | Culture & Community

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Community & Social Impact Across our entire team, there’s a shared understanding that real estate is about people, and as our region grows, we believe it’s our responsibility to contribute meaningfully to the community that supports us.

Our community contributions (FY24-25) • Kids of Macarthur Foundation: Christmas Wishing Tree Our entire team contributed trolley-loads of gifts for children spending Christmas in hospital.

• Cancer Council: Biggest Morning Tea Our team raised $752 to support cancer research and support services.

• BarbeCURE: Home Fires BBQ Tour We contributed over $500 as part of the local business BBQ initiative raising funds across Macarthur.

• Camden Women’s Shelter: Ongoing partnership In 2025, we are proud to serve as a Major Sponsor of the Camden Women’s Shelter Gala, reflecting our commitment to supporting women and children experiencing domestic violence locally.

In addition to financial sponsorship, Leonie O’Brien and Danielle Evans volunteer their time and expertise to assist with the Shelter’s ongoing fundraising, sponsorship development, and community engagement efforts.

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THE GROUND REPORT | Culture & Community

Individual contributions Many of our team members personally support causes that hold meaning for them, including: • Narellan Rangers Under 7s (Anthony Grima) • Narellan Jets Under 6s (Chris Philp) • Okids Foundation, Bali (Andrew Diadyk) Looking ahead: A long-term commitment In the coming financial year, we will launch the Stone Macarthur Community Neighbourhood Fund – a long-term giving program where every property sold and leased contributes directly to local charities and community initiatives across Macarthur.

For us, community involvement isn’t a campaign – it’s simply how we operate.

We’re proud to give back to the region that supports us, and remain committed to playing a meaningful role in Macarthur’s growth well beyond the transaction. This program reflects our long-term view that community leadership extends beyond business success.

Caitlin Cameron Client Relationship Manager Stone Macarthur

Camden Women’s Shelter High Tea 2025, BarbeCURE 2024 & Narellan Business Chamber General Meeting 2025

THE GROUND REPORT | Culture & Community

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Contact Information Sales Michelle Balabka Mark Bricknell Blake Broad Andrew Diadyk Danielle Evans Kaitlin Hall Brittany Jarvis Shane Mackaway Anthony Markovic Cameron Mitchell Irene Mortakis Troy Nicholson Bennett Parkinson Rebecca Philp Danielle Pollard Tony Soldo Taylah Stokes Adam Tassone Caleche Ventura

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THE GROUND REPORT | Meet the Team

Property Management

Partners

Melissa Avery Anthony Grima Paige Bainbridge Gary Luke Taleeha Biady Troy Nicholson Lei Buddee Chris Philp Kelly Calderbank Russell Wyer Emma Crow Leadership & Operations Team Kristy D’Angelo Caitlin Cameron Michelle Dowd Kourtney Garrety Sarah Gigg Sarah Hales Kimberley Harley Leonie O’Brien Kylie Haydock Gemma Patterson Sienna Kurdi Gisella Vohs Leah Martin Rachel Micallef Business Support Sally Newton Lynette Farrar Mariah Sassine Gladys Riley Omeka Tautaiolefue (Saufoi) Belinda Taylor Chelsea Whitbread Tanya Wickham

(02) 4625 0201 Stone Campbelltown 56 Queen Street Campbelltown NSW 2560

Stone Gregory Hills

Suite 2207, Level 2/31 Lasso Road Gregory Hills NSW 2557

Stone Narellan

1/1A Somerset Avenue Narellan NSW 2567

stonerealestate.com.au