NSW2322· Pop. 516Cessnock

BLACK HILL

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability 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

Real

$850,000

NSW VG · 2026

Rent yield

Real

4.2%

computed from govt data

Annual growth

Real

-0.9%

annualised from govt data

Vacancy rate

Est.

1.2%

modelled estimate

AI insights for BLACK HILL

Investment analysis, risks & comparisons

PREMIUM

BLACK 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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AI suburb reportPREMIUM

A shareable, printable analysis of BLACK HILL — investment outlook, liveability, risks & who it suits.

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Compare BLACK HILL with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

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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

+4.4%

annual shift

Yield × growth index

1.6

combined signal

Net yield (est.)

1.89%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-3.7%

est. compound, long-run avg

10-yr growth (CAGR)

+4.8%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$460k

2021

$1.02m

2022

$1.98m

2023

$730k

2024

$730k

2025

$858k

2026

$850k

Source: NSW VG · 2026 · all sources

Market overview

BLACK 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 4.2% with stable tenant demand
Very low vacancy rate — high rental 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

$1,811/wk

$56k taxable p.a.

Renters

29.4%

68.6% owner-occupier

Median age

34.0 yrs

Unemployment

4.2%

Population growth

+1.5% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

84%

8% apartments

Degree qualified

29.3%

bachelor's or higher (ABS)

Work from home

18.7%

of employed residents (ABS Census)

Median lot size

780 m²

Large block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

6.2%

Some Airbnb activity

Market activity

Distance to CBD

123.7 km

Regional

Days on market

39 days

Normal turnover

Auction clearance

46.1%

Buyer's market

Walkability

1 / 100

Car-dependent

Coastal proximity

17.0 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

389/km²

Low density

Schools in postcode 2322

🏫7 Primary🎓2 Secondary⭐2 Special

ACARA 2025

🏫Primary (7)

St Aloysius Catholic Primary School

Catholic · Yrs K-6 · Major Cities

ICSEA 1064(73%)

614 students19:1 student–teacher50% girls28% top SEA quarter

Our Lady of Lourdes Primary School

Catholic · Yrs K-6 · Major Cities

ICSEA 1013(53%)

260 students15:1 student–teacher51% girls12% top SEA quarter

Black Hill Public School