NSW2579· Pop. 4,646Upper Lachlan

BIG HILL

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

$950,000

NSW VG · 2026

Rent yield

3.7%

computed from govt data

Annual growth

-32.1%

annualised from govt data

Vacancy rate

1.3%

modelled estimate

AI insights for BIG HILL

Investment analysis, risks & comparisons

PREMIUM

BIG HILL 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

$680/wk

NSW Fair Trading · Apr 2026

Demand change

+3.1%

annual shift

Yield × growth index

-14.2

combined signal

Net yield (est.)

2.44%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.8%

est. compound, long-run avg

10-yr growth (CAGR)

+5.3%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.8%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$750k

2021

$750k

2022

$310k

2023

$985k

2024

$1840k

2025

$1400k

2026

$950k

Source: NSW VG · 2026 · all sources

Market overview

BIG HILL is a NSW suburb offering moderate 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 3.7% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
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

$1,589/wk

$46k taxable p.a.

Renters

13.3%

81.6% owner-occupier

Median age

46.0 yrs

Unemployment

4.0%

Population growth

+1.0% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

94%

1% apartments

Degree qualified

21.1%

bachelor's or higher (ABS)

Work from home

13.4%

of employed residents (ABS Census)

Median lot size

1.7 ha

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

1.5%

Mostly long-term tenants

Market activity

Distance to CBD

136.4 km

Regional

Days on market

52 days

Slower market

Auction clearance

25.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

70.5 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

76/km²

Rural / semi-rural

Schools in postcode 2579

🏫5 Primary

ACARA 2025

🏫Primary (5)

Penrose Public School

Government · Yrs K-6

ICSEA 1034

Exeter Public School

Government · Yrs K-6

ICSEA 1030

Wingello Public School

Government · Yrs K-6

ICSEA 1001

Tallong Public School

Government · Yrs K-6

ICSEA 996

Marulan Public School

Government · Yrs K-6

ICSEA 968

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

92/ 100

0.9 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1006ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

25/ 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

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BIG HILL

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