BARNEYS REEF
Investor score
42
Liveability score
35
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
Real$660,000
NSW VG · 2026
Rent yield
Real3.1%
computed from govt data
Annual growth
Real11.9%
annualised from govt data
Vacancy rate
Est.1.2%
modelled estimate
AI insights for BARNEYS REEF
Investment analysis, risks & comparisons
BARNEYS REEF 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 rent
$400/wk
NSW Fair Trading · Apr 2026
Demand change
+2.8%
annual shift
Yield × growth index
7.5
combined signal
Net yield (est.)
2.26%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.7%
est. compound, long-run avg
10-yr growth (CAGR)
+3.9%
est. compound, long-run avg
Rental demand
45 / 100
Moderate demand
Supply pipeline
Est.0.5%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BARNEYS REEF is a NSW suburb offering lower rental yield and strong 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 3.1% with stable tenant demand
- High annual growth of 11.9% — outperforming state average
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,365/wk
$43k taxable p.a.
Renters
19.9%
76.2% owner-occupier
Median age
42.0 yrs
Unemployment
2.9%
Population growth
+0.8% p.a.
Investor-owned
11.0%
of all dwellings (ATO)
Houses
75%
8% apartments
Degree qualified
26.6%
bachelor's or higher (ABS)
Work from home
14.2%
of employed residents (ABS Census)
Median lot size
1.9 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
0.7%
Mostly long-term tenants
Market activity
Distance to CBD
240.3 km
Regional
Days on market
64 days
Slower market
Auction clearance
39.6%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
217.5 km
Inland
NBN technology
SatelliteRemote — satellite connection
Population density
46/km²
Rural / semi-rural
Schools in postcode 2852
🏫Primary (3)
All Hallows Catholic Primary School Gulgong
Catholic · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Outer Regional
🎓Secondary (1)
Government · Yrs 7-12 · Outer Regional
📚Combined (1)
Red Hill Environmental Education Centre
Government · Outer Regional
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
Safe0.1 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Below average4 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
16
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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