BOCO
Investor score
55
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
$385,000
NSW VG · 2025
Rent yield
3.5%
computed from govt data
Annual growth
-38.4%
annualised from govt data
Vacancy rate
1.6%
modelled estimate
AI insights for BOCO
Investment analysis, risks & comparisons
BOCO 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.
Median rent
$260/wk
NSW Fair Trading · Apr 2026
Demand change
+3.1%
annual shift
Yield × growth index
-17.4
combined signal
Net yield (est.)
2.56%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+0.7%
est. compound, long-run avg
10-yr growth (CAGR)
+7.7%
est. compound, long-run avg
Rental demand
53 / 100
Moderate demand
Supply pipeline
Est.2.5%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2025 · all sources
Market overview
BOCO 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 3.5% with stable tenant 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 2022–23Median household income
$1,222/wk
$59k taxable p.a.
Renters
10.1%
82.7% owner-occupier
Median age
50.0 yrs
Unemployment
2.7%
Population growth
+1.8% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
78%
15% apartments
Degree qualified
26.4%
bachelor's or higher (ABS)
Work from home
18.3%
of employed residents (ABS Census)
Median lot size
840 m²
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
3.8%
Some Airbnb activity
Market activity
Distance to CBD
357.0 km
Regional
Days on market
34 days
Normal turnover
Auction clearance
55.3%
Balanced market
Walkability
0 / 100
Car-dependent
Coastal proximity
73.3 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
1,275/km²
Suburban
Schools in postcode 2631
🏫Primary (1)
Nimmitabel Public School
Government · Yrs K-6
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
Safe0.4 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Below average1 school in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
23
/ 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
Properties in BOCO
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