What Menangle Park costs: land, houses, rent and rates

On 30 August 2026 the cheapest lot the developer had advertised at Menangle Park was $453,000 for 250.3 square metres, and the dearest was $1,100,000 for a 6,362 square metre block on Lonhro Drive. A four-bedroom house-and-land package from a builder publishing fixed prices started at $1,072,700. Recent built-house resales sat between $1,240,000 and $1,305,000. Houses in postcode 2563 rented at a median $780 a week in the June 2026 quarter on official bond data.

Those are the numbers with a source behind them. The harder truth is that Menangle Park is too new and too thinly traded to produce a reliable “median house price”, and the published ones disagree by hundreds of thousands of dollars. This guide gives what is documented, says where it stops, and points you at the places to get live figures.

Land from the developer

Dahua Group’s own land-for-sale page listed 18 lots on 30 August 2026, all as “from” prices that move as stock sells. A sample of what was showing that day:

Two things fall out of that table. The rate per square metre nearly halves between a 250 m² terrace-style lot and a 780 m² block, so the headline entry price attaches to the smallest, narrowest product in the estate. And above roughly 800 square metres, price stops tracking size — the 2,476 m² block on Sunlight Crescent is 1,580 square metres bigger than the 894 m² lot and $10,000 dearer. Within Sunlight Crescent itself the spread is $50,000 across 1,450 square metres, from $720,000 for 1,025.7 m² to $770,000 for 2,476 m².

House and land

House-and-land pricing splits by who is publishing it. Fowler Homes, which advertises fixed package prices for this estate, listed Menangle Park packages from $1,072,700 (a 175.64 m² four-bedroom home on 395 m²) to $1,695,300 (a 389.77 m² five-bedroom home on 900.4 m²), with four-bedroom packages on 431 m² at $1,207,700 and $1,213,900. Portal listings in August 2026 for four-bedroom packages on 390–460 m² ran roughly $1.04 million to $1.35 million.

Dahua’s house-and-land page listed three packages, from $1,485,000 to $1,995,000; all three sit on large Glenlee-precinct lots on Sunlight Crescent and Lonhro Drive, so they are not the estate’s typical product and should not be read as one.

Resales and rent

Allhomes sales records show recent built houses contracting between $1,240,000 and $1,305,000 — 6 Crisp Street at $1,305,000 on 13/03/2026, 6 Dulcify Street at $1,255,000 on 26/02/2026, 10 Sebring Street at $1,240,000 on 13/02/2026. Vacant-land resales in the same window settled at $670,000 to $694,000, a useful check on the developer’s advertised prices for comparable mid-size blocks.

Rent is the one part of the picture with genuinely official numbers. The NSW Department of Communities and Justice publishes rental bond data by postcode. For the April–June 2026 quarter, postcode 2563:

Every median below is the median rent on new bonds lodged in the quarter, not across all tenancies — and on this postcode most of those samples are tiny.

• Houses, all bedrooms: median $780 a week on 30 or fewer new bonds, up 4.0% year on year, 188 bonds held in total
• Four-or-more-bedroom houses: median $800 a week on 30 or fewer new bonds, up 6.67%, 138 held
• All dwelling types: median $750 a week on 36 new bonds, 226 held
• Two-bedroom dwellings: median $495 a week on 30 or fewer new bonds, 34 held

That $780 sits about $130 above the Campbelltown LGA house median of $650 a week for the same quarter, which reflects how new and how large the stock here is. Advertised asking rents on 30 August 2026 ran lower — $580 for a two-bedroom house on Eurythmic Street, $700 for a four-bedroom on Mount Pleasant Drive. With 226 bonds in the whole postcode, treat all of it as indicative.

Why no one can tell you the median

DCJ’s quarterly sales tables for the January–March 2026 quarter publish no sale price for postcode 2563. The postcode gets two rows, Total and Non Strata, and both are marked “10 or fewer properties sold”. Neighbouring postcode 2560 gets a third row for strata sales; 2563 gets no strata row at all. There is no official median for this suburb.

What fills the vacuum is a set of commercial estimates that do not agree:

That is a spread of about 63% on the same suburb over broadly the same period, and the sale counts disagree too — 83 against 41. The likeliest explanation is that some providers count vacant-land settlements as house sales in an estate where land dominates turnover and others do not, but no source states its methodology, so it should not be presented as settled.

Several other suburb-profile sites publish a Menangle Park median as well. None of them is in the table, because their pages return an error to us and we could not read a figure at source. A median we cannot open is not one we will pass on.

The same gap runs through rental yields, and there the arithmetic is easy to follow. Divide $780 a week by CoreLogic’s $765,000 and you get about 5.3%; divide the same rent by property.com.au’s $1,250,000 and you get about 3.2%. The rent is not in dispute. The denominator is. Your Investment Property Magazine publishes a 3.28% gross house yield beside that same $765,000 median and that same $780 rent, and those three numbers do not reconcile with each other, so treat any yield quoted for this suburb as a working figure rather than a fact.

Council rates

Campbelltown City Council calculates rates on land value only, excluding buildings and improvements, using a base amount plus an ad valorem component. Land values come from Value NSW and are generally revalued every three years. On top of the ordinary rate the notice carries a Domestic Waste Management Charge (bin supply, collection, disposal and the kerbside clean-up service), a Stormwater Management Charge, and a Special Rate – Infrastructure levy introduced in 2014-15 that Council describes as a permanent part of its rating base. South West Voice reported Council forecast $8.48 million from that levy in 2025-26.

Notices are issued each July, payable in full by 31 August or in four instalments due 31 August, 30 November, 28 February and 31 May. There is no early-payment discount. Eligible pensioners can claim a rebate of up to $300 a year, as Council’s rates page put it on 30 August 2026.

Council publishes the 2026-27 dollar figures in its adopted plan rather than on its rates pages. They sit in the Statement of Revenue Policy inside the Delivery Program 2025-29 and Operational Plan 2026-27 — a $342 million plan Council announced on 1 July 2026, published as a 62 MB PDF: a residential ordinary rate of 0.0023784 in the dollar with a minimum of $919.54, a standard three-bin domestic waste charge of $659.99 and an urban residential stormwater charge of $25.00. The document allowed the rate to be adjusted for Valuer-General valuations received before the year began, so your notice is the authority on what you pay. One aggregator, SuburbCost, estimates the Campbelltown LGA average residential rate at $1,497 for 2026-27 — derived from 2024-25 Office of Local Government data uplifted by the rate peg, averaged across 35 suburbs with much older and lower-value land, and not Council’s own number. A new Menangle Park lot with a high land value would be expected to sit above an LGA-wide average, but no source quantifies by how much.

Is there an estate levy?

We found no evidence of a community title scheme, neighbourhood association or ongoing community-association levy at Menangle Park. Every developer and portal source describes it as Torrens-title lots governed by design guidelines and a developer design-approval process, which is a design control, not a levy.

That is an absence of evidence, not proof. Individual contracts and deposited plans can still create positive covenants or a scheme for particular stages. Council’s DCP for the precinct does require a Section 88B restriction over fencing along Menangle Road, so title restrictions in this estate are real. Your conveyancer checking the section 10.7 certificate and the 88B instrument for your specific lot is the only reliable answer.

One number you will see quoted is the Menangle Park Release Area Planning Agreement, executed on 15 August 2024 between Council and two Dahua entities, covering roughly $202 million of infrastructure. That is a staged, indexed developer obligation contingent on development proceeding; it replaced a 2021 agreement worth about $17 million. It is not a charge on your rates notice.

Where to get live numbers

• Lot prices: the developer’s own sales centre — Dahua, 32 Subzero Crescent, 1300 001 158. The full stage-by-stage price list is not public and only released lots appear online, so it is the only complete source. It is also the seller, so what you get is an asking price.
• Build prices: the display village at 3 Doriemus Avenue. Dahua’s count of homes and builders moves — 45 homes from 26 builders as at 3 September 2026, having advertised 47 from 27 a few days earlier — so treat any number as a snapshot. Each home is that builder’s own sales display. Compare inclusions, not headline prices.
• Rents: the DCJ Rent and Sales Report — quarterly, free, and the only official series covering this postcode.
• Land values: the Valuer General’s land value for the specific lot, which is what your rates are struck on.
• Rates: Council Revenue on 02 4645 4935.

Before you commit, read the protections you have when you build, what the land itself constrains and what it is like to live here while it is still a construction site.