The Hills District rental market has entered 2026 in strong form, with vacancy rates remaining well below the Sydney metropolitan average and rental growth continuing to outpace inflation across most suburbs. Here is what landlords and investors need to know about current market conditions.

Vacancy Rates Remain Tight

Across the Hills District, the combined vacancy rate sits at approximately 1.3%, compared to the Greater Sydney average of 2.1%. This sustained undersupply of rental properties relative to demand is the primary driver of ongoing rental price growth. Norwest and Bella Vista continue to record the tightest conditions, with vacancy rates below 1% in both suburbs. Newer growth areas including Marsden Park and Riverstone are also tightening as population growth accelerates.

Rental Price Movements

Median weekly rents across the Hills District have increased by an average of 5.2% over the 12 months to January 2026. The strongest growth has been recorded in the apartment segment, where demand from young professionals and downsizers has been particularly robust. Three-bedroom houses in established suburbs such as Castle Hill, Baulkham Hills, and Kellyville are achieving median rents of $950–$1,100 per week, while two-bedroom apartments in Norwest and Bella Vista are leasing at $680–$730 per week.

Days on Market Shortening

Well-presented, competitively priced properties in the Hills District are leasing faster than at any point in the past two years. The median days on market for residential rentals across the region is currently 11 days, down from 18 days in the same period last year. Properties that are priced accurately and presented well are attracting multiple applications within the first week of listing.

Tenant Profile Shifting

The tenant profile across the Hills District continues to evolve. The Sydney Metro Northwest has made the region accessible to a broader range of renters, including professionals who previously rented closer to the CBD. This is driving demand for higher-quality properties and pushing rents upward at the premium end of the market. Landlords with well-maintained, modern properties are benefiting most from this trend.

Outlook for the Remainder of 2026

The fundamentals supporting the Hills District rental market remain strong. Population growth, infrastructure investment, and limited new rental supply are expected to keep vacancy rates low and support continued rental growth through 2026. Landlords who ensure their properties are well-maintained and competitively priced are well-positioned to benefit from current market conditions.

Get a Current Rental Appraisal

If you have not reviewed your property's rental value recently, now is an excellent time to do so. New Vision Real Estate provides free, no-obligation rental appraisals across the Hills District and north-western Sydney. Contact our team today to find out what your property could achieve in the current market.