NSW2484· Pop. 20,083Kyogle

BOAT HARBOUR

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

$985,000

NSW VG · 2026

Rent yield

3.6%

computed from govt data

Annual growth

-10.4%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for BOAT HARBOUR

Investment analysis, risks & comparisons

PREMIUM

BOAT HARBOUR 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

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

+0.9%

annual shift

Yield × growth index

-3.4

combined signal

Net yield (est.)

3.78%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.3%

est. compound, long-run avg

10-yr growth (CAGR)

+4.6%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$570k

2021

$800k

2022

$842k

2023

$820k

2024

$853k

2025

$1100k

2026

$985k

Source: NSW VG · 2026 · all sources

Market overview

BOAT HARBOUR 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 3.6% with stable tenant 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

$1,263/wk

$52k taxable p.a.

Renters

22.4%

72.7% owner-occupier

Median age

47.0 yrs

Unemployment

6.1%

Population growth

+1.4% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

89%

3% apartments

Degree qualified

26.2%

bachelor's or higher (ABS)

Work from home

10.2%

of employed residents (ABS Census)

Median lot size

880 m²

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

1.6%

Mostly long-term tenants

Market activity

Distance to CBD

642.3 km

Regional

Days on market

63 days

Slower market

Auction clearance

30.0%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

46.0 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

79/km²

Rural / semi-rural

Schools in postcode 2484

🏫11 Primary🎓3 Secondary📚5 Combined

ACARA 2025

🏫Primary (11)

Mount St Patrick Primary School

Catholic · Yrs K-6

ICSEA 1061

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 1011

Chillingham Public School

Government · Yrs K-6

ICSEA 1005

Dungay Public School

Government · Yrs K-6

ICSEA 980

Tyalgum Public School

Government · Yrs K-6

ICSEA 978

Uki Public School

Government · Yrs K-6

ICSEA 977

Stokers Siding Public School

Government · Yrs K-6

ICSEA 962

Murwillumbah Public School

Government · Yrs K-6

ICSEA 959

Condong Public School

Government · Yrs K-6

ICSEA 948

Crystal Creek Public School

Government · Yrs K-6

ICSEA 939

Murwillumbah East Public School

Government · Yrs K-6

ICSEA 935

🎓Secondary (3)

Mount St Patrick College

Catholic · Yrs 7-12

ICSEA 1071

Murwillumbah High School

Government · Yrs 7-12

ICSEA 950

Wollumbin High School

Government · Yrs 7-12

ICSEA 938

📚Combined (5)

The Small School

Independent · Yrs K-10

ICSEA 1071

Aetaomah School

Independent · Yrs K-7

ICSEA 1057

Sathya Sai College

Independent · Yrs K-12

ICSEA 1046

Tweed Valley Adventist College

Independent · Yrs K-12

ICSEA 1039

Bhaktivedanta Swami Gurukula School

Independent · Yrs K-12

ICSEA 1028

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

100/ 100

0.0 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

998ICSEA · national avg 1000

19 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

17/ 100

🚆 0 train🚌 5 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

high

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 BOAT HARBOUR

View listings

Local professionals

Connect with agents and building inspectors who operate in BOAT HARBOUR. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium