Lawson and Bullaburra property value guide

The mid-mountains value belt

Lawson is the main centre of the mid mountains, with a station, shops, a pool and community facilities. Its town centre was rebuilt when the Great Western Highway was upgraded through the town, which moved traffic and changed which streets feel quiet. Bullaburra, just up the hill towards Wentworth Falls, is smaller and almost entirely residential, with its own station and bush on every side.

For years these two have been where buyers land when Leura and Wentworth Falls are out of reach. You get the train line, a slightly milder climate than the upper mountains, and a lower entry price.

What a buyer compares you against

Lawson and Bullaburra buyers usually have Hazelbrook, Woodford and Wentworth Falls on the same shortlist. They are weighing up:

• The walk to a station. Close to Lawson's centre or Bullaburra station suits commuters and anyone without a second car.
• Distance from the highway. Since the upgrade, homes beside the highway are more exposed to traffic. A block or two back is noticeably quieter.
• Bush privacy. Many homes back onto reserve, which buyers love, as long as the bushfire questions have good answers.
• A usable block. Level, sunny land and good parking widen the pool of buyers on these ridges.

Typical homes, typical issues

Expect weatherboard and fibro cottages, 1970s and 1980s brick family homes, and renovated or newer houses, many on bush blocks with decks looking into the trees. Those decks are where building inspections often find problems: loose balustrades, tired stairs and timber in contact with soil. Other items that come up in reports here:

• Gutters full of leaves and debris, which also matter for bushfire readiness
• Drainage on sloping blocks, and water under the house after heavy rain
• Older fibro homes, where buyers will ask whether any asbestos has been identified or removed

Fixing the small things before you list is almost always cheaper than negotiating them down after an inspection.

Who buys here

First home buyers and young families priced out of the upper mountains, commuters on the Blue Mountains Line, and people moving up from Penrith or Sydney for more space at a lower price.

Getting the price right

Recent sales in Lawson, Bullaburra and nearby Hazelbrook give the best guide, adjusted for the block, the street and the condition of each home. Our guide to how property value is worked out in the Blue Mountains explains the adjustments buyers make.