i have lived in the bankstown area for 10+ yrs and have not experienced any violence or racial issues. True the area has a majority lebanese and vietnamese population. I think the area can achieve ok capital growth, the only problem i have noticed with my investment property is a not so great selection of tenants. This may not be an area that you personally want to live in but keep in mind, people tend to like to buy where they grew up, areas close to their family, are affordable and close to where they work.