NSW3644· Pop. 9,390Berrigan

BAROOGA

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

$510,000

NSW VG · 2026

Rent yield

2.5%

computed from govt data

Annual growth

15.1%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for BAROOGA

Investment analysis, risks & comparisons

PREMIUM

BAROOGA 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 · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$250/wk

NSW Fair Trading · Apr 2026

Demand change

+1.2%

annual shift

Yield × growth index

8.8

combined signal

Net yield (est.)

3.43%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.6%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$300k

2021

$370k

2022

$414k

2023

$438k

2024

$385k

2025

$458k

2026

$510k

Source: NSW VG · 2026 · all sources

Market overview

BAROOGA 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 2.5% with stable tenant demand
High annual growth of 15.1% — outperforming state average
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

$1,178/wk

$47k taxable p.a.

Renters

24.6%

70.3% owner-occupier

Median age

47.0 yrs

Unemployment

5.2%

Population growth

+1.1% p.a.

Investor-owned

9.0%

of all dwellings (ATO)

Houses

79%

8% apartments

Degree qualified

27.5%

bachelor's or higher (ABS)

Work from home

13.7%

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

1.0%

Mostly long-term tenants

Market activity

Distance to CBD

558.4 km

Regional

Days on market

65 days

Slower market

Auction clearance

41.2%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

212.2 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

57/km²

Rural / semi-rural

Schools in postcode 3644

🏫3 Primary🎓1 Secondary📚1 Combined⭐1 Special

ACARA 2025

🏫Primary (3)

St Joseph's School

Catholic · Yrs Prep-6

ICSEA 1006

Barooga Public School

Government · Yrs K-6

ICSEA 962

Cobram Primary School

Government · Yrs Prep-6

ICSEA 933

🎓Secondary (1)

Cobram Secondary College

Government · Yrs 7-12

ICSEA 952

📚Combined (1)

Cobram Anglican Grammar School

Independent · Yrs Prep-12

ICSEA 1010

⭐Special (1)

Cobram and District Specialist School

Government · Yrs U

ICSEA 929

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

965ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

13/ 100

🚆 0 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 BAROOGA

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