📍 Kellyville, NSW: Still a Growth Story or a Cautionary Tale for Developers?

Once considered the affordable edge of the Hills District, Kellyville has undergone a dramatic transformation—now commanding prices that rival more central suburbs. With median house prices nearing $2 million and some properties exceeding $4 million, investors and developers are asking: Has Kellyville peaked, or is there more room to grow?

At OwnerDeveloper, we’ve been analysing the suburb’s development trajectory from a feasibility and planning lens. Here's what we found:

🔍 The Growth Behind the Headlines

• Median House Price: $1,919,444 (May 2024–April 2025), up 2.2% YoY.

• Median Unit Price: $819,000, up 6.3% YoY.

• Rental Yield: 2.8% for houses, 4.5% for units.

• Sales Volume: 276 houses sold in the past 12 months; median days on market: 43.

Kellyville’s rapid growth can be attributed to:

• Post-2019 Metro Expansion: Drastically improved city connectivity.

• Large, modern dwellings: Attracting high-income, family-oriented buyers.

• Lifestyle appeal: Proximity to Bernie Mullane Sports Complex, shopping centres, and highly rated public/private schools.

⚠️ But There Are Concerns…

While Kellyville has seen strong organic growth, industry forums and local reviews suggest a few red flags:

• Affordability ceiling: Buyers now struggle to find a modern family home under $3M.

• Traffic and infrastructure strain: Congestion remains a recurring issue, and high-density development could worsen it.

• Homogeneity risk: Critics cite a lack of character, design repetition, and oversaturation of large homes on tight blocks.

• Planning chaos: Concerns have emerged over inconsistent development quality and urban sprawl around Memorial Avenue and Samantha Riley Drive.

💬 What Locals Are Saying

Kellyville reviews are polarised:

• “Great for families, parks, and schools—our best move yet.”

• “Feels like a soulless McMansion estate, poor transport options.”

• “Public transport needs work, but Metro is a game changer.”

• “$4M for a house here? You’re better off in Cherrybrook or Castle Hill.”

The sentiment reflects a classic urban development trade-off: new infrastructure vs. long-term livability.

🏗️ Development Outlook for 2026 & Beyond

With increasing interest from upgraders (from Blacktown LGA) and downgraders (from Bella Vista), demand is still strong—but selective. Key opportunities for developers and investors include:

✅ Targeting mid-rise sites near transport hubs for TOD-style projects

✅ Renovating older stock in Castle Hill & Norwest as cost-effective alternatives

✅ Designing family-friendly, architecturally distinct builds to stand out from “cookie cutter” homes

✅ Preparing for infrastructure shifts and zoning changes that will impact value corridors like Arnold Ave & Memorial Ave

🔑 Final Thoughts from OwnerDeveloper

Kellyville’s story reflects what we tell our clients every day: capital growth is never guaranteed—but smart development strategy is.

If you're looking to develop, subdivide, or invest in Sydney’s north-west, make sure your feasibility, planning, and delivery are rock solid. At OwnerDeveloper, we help clients avoid costly mistakes, identify undervalued opportunities, and deliver quality projects backed by 30+ years of experience.

📞 Want to chat about your next development? Book a free consultation today.