NSW4380· Pop. 8,093Tenterfield

AMOSFIELD

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$705,000

NSW VG · 2025

Rent yield

1.8%

computed from govt data

Annual growth

-2.7%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for AMOSFIELD

Investment analysis, risks & comparisons

PREMIUM

AMOSFIELD shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from NSW VG · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$250/wk

NSW Fair Trading · Apr 2026

Demand change

+1.5%

annual shift

Yield × growth index

-0.4

combined signal

Net yield (est.)

3.54%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.9%

est. compound, long-run avg

10-yr growth (CAGR)

+6.0%

est. compound, long-run avg

Rental demand

45 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2022

$765k

2025

$705k

Source: NSW VG · 2025 · all sources

Market overview

AMOSFIELD is a NSW suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 1.8% with stable tenant demand
Access to national transport network and amenities

Risk factors

Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,035/wk

$42k taxable p.a.

Renters

25.0%

70.9% owner-occupier

Median age

50.0 yrs

Unemployment

3.3%

Population growth

+0.7% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

81%

3% apartments

Degree qualified

23.8%

bachelor's or higher (ABS)

Work from home

11.6%

of employed residents (ABS Census)

Median lot size

1.2 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

1.3%

Mostly long-term tenants

Market activity

Distance to CBD

585.0 km

Regional

Days on market

58 days

Slower market

Auction clearance

29.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

148.8 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

68/km²

Rural / semi-rural

Schools in postcode 4380

🏫5 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (5)

Greenlands State School

Government · Yrs Prep-6

ICSEA 1005

Severnlea State School

Government · Yrs Prep-6

ICSEA 962

Amiens State School

Government · Yrs Prep-6

ICSEA 940

Stanthorpe State School

Government · Yrs Prep-6

ICSEA 939

Broadwater State School

Government · Yrs Prep-6

ICSEA 878

🎓Secondary (1)

Stanthorpe State High School

Government · Yrs 7-12

ICSEA 957

📚Combined (1)

St Joseph's School

Catholic · Yrs Prep-12

ICSEA 1017

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

97/ 100

0.4 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

957ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

5/ 100

🚆 0 train🚌 2 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

low

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in AMOSFIELD

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