VIC3691· Pop. 12,771Albury

BARNAWARTHA NORTH

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

$620,000

VIC Gov · 2025

Rent yield

2.9%

computed from govt data

Annual growth

5.5%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for BARNAWARTHA NORTH

Investment analysis, risks & comparisons

PREMIUM

BARNAWARTHA NORTH 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 VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$340/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+1.8%

annual shift

Yield × growth index

4.2

combined signal

Net yield (est.)

3.66%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.7%

est. compound, long-run avg

10-yr growth (CAGR)

+5.1%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$459k

2021

$503k

2022

$593k

2023

$558k

2025

$620k

Source: VIC Gov · 2025 · all sources

Market overview

BARNAWARTHA NORTH is a VIC suburb offering lower rental yield and steady 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 2.9% with stable tenant demand
Consistent annual growth of 5.5%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,076/wk

$45k taxable p.a.

Renters

14.8%

80.6% owner-occupier

Median age

36.0 yrs

Unemployment

6.2%

Population growth

+1.3% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

79%

8% apartments

Degree qualified

18.6%

bachelor's or higher (ABS)

Work from home

13.4%

of employed residents (ABS Census)

Median lot size

1.8 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

1.7%

Mostly long-term tenants

Market activity

Distance to CBD

249.0 km

Regional

Days on market

51 days

Slower market

Auction clearance

44.1%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

247.0 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

85/km²

Rural / semi-rural

Schools in postcode 3691

🏫8 Primary📚1 Combined

ACARA 2025

🏫Primary (8)

St Francis of Assisi Primary School

Catholic · Yrs Prep-6

ICSEA 1048

Bethanga Primary School

Government · Yrs Prep-6

ICSEA 1022

Kiewa Valley Primary School

Government · Yrs Prep-6

ICSEA 1010

Osbornes Flat Primary School

Government · Yrs Prep-6

ICSEA 1003

Bandiana Primary School

Government · Yrs Prep-6

ICSEA 1000

Talgarno Primary School

Government · Yrs Prep-6

ICSEA 992

Dederang Primary School

Government · Yrs Prep-5

ICSEA 985

Baranduda Primary School

Government · Yrs Prep-6

ICSEA 974

📚Combined (1)

Grace Christian College Wodonga

Independent · Yrs Prep-12

ICSEA 1036

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

Moderate

74/ 100

7.8 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1008ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

28/ 100

🚆 1 train🚌 4 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

medium

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BARNAWARTHA NORTH

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