NSW2541· Pop. 28,038Shoalhaven

BOMADERRY

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

$752,000

NSW VG · 2026

Rent yield

3.8%

computed from govt data

Annual growth

-3.6%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BOMADERRY

Investment analysis, risks & comparisons

PREMIUM

BOMADERRY 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

$550/wk

NSW Fair Trading · Apr 2026

Demand change

+1.1%

annual shift

Yield × growth index

0.1

combined signal

Net yield (est.)

3.14%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.2%

est. compound, long-run avg

10-yr growth (CAGR)

+5.4%

est. compound, long-run avg

Rental demand

44 / 100

Moderate demand

Supply pipeline

Est.

0.9%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$474k

2021

$585k

2022

$695k

2023

$214k

2024

$653k

2025

$780k

2026

$752k

Source: NSW VG · 2026 · all sources

Market overview

BOMADERRY 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 3.8% 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 2022–23

Median household income

$1,235/wk

$46k taxable p.a.

Renters

36.7%

60.4% owner-occupier

Median age

40.0 yrs

Unemployment

3.7%

Population growth

+1.0% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

83%

1% apartments

Degree qualified

30.5%

bachelor's or higher (ABS)

Work from home

10.5%

of employed residents (ABS Census)

Median lot size

950 m²

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

0.2%

Mostly long-term tenants

Market activity

Distance to CBD

142.8 km

Regional

Days on market

72 days

Slower market

Auction clearance

25.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

28.9 km

Coastal fringe

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

19/km²

Rural / semi-rural

Schools in postcode 2541

🏫7 Primary🎓4 Secondary📚2 Combined⭐3 Special

ACARA 2025

🏫Primary (7)

St Michael's Catholic Primary School

Catholic · Yrs K-6

ICSEA 994

Illaroo Road Public School

Government · Yrs K-6

ICSEA 992

Nowra Hill Public School

Government · Yrs K-6

ICSEA 986

Bomaderry Public School

Government · Yrs K-6

ICSEA 908

North Nowra Public School

Government · Yrs K-6

ICSEA 908

Nowra Public School

Government · Yrs K-6

ICSEA 904

Nowra East Public School

Government · Yrs P-6

ICSEA 784

🎓Secondary (4)

St John the Evangelist Catholic High School

Catholic · Yrs 7-12

ICSEA 1028

Bomaderry High School

Government · Yrs 7-12

ICSEA 955

Nowra High School

Government · Yrs 7-12

ICSEA 944

Shoalhaven High School

Government · Yrs 7-12

ICSEA 862

📚Combined (2)

Nowra Anglican College

Independent · Yrs K-12

ICSEA 1094

Nowra Christian School

Independent · Yrs K-12

ICSEA 1033

⭐Special (3)

Shoalhaven River College

Independent · Yrs 9-12

ICSEA 931

William Campbell College

Independent · Yrs K-7

ICSEA 881

Havenlee School

Government · Yrs U

ICSEA 849

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

95/ 100

0.6 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

941ICSEA · national avg 1000

16 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

7/ 100

🚆 0 train🚌 3 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

low

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in BOMADERRY

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