NSW2350· Pop. 26,911Uralla

BOOROLONG

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

$655,000

NSW VG · 2026

Rent yield

3.8%

computed from govt data

Annual growth

4.3%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for BOOROLONG

Investment analysis, risks & comparisons

PREMIUM

BOOROLONG 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

$480/wk

NSW Fair Trading · Apr 2026

Demand change

+1.7%

annual shift

Yield × growth index

4.1

combined signal

Net yield (est.)

3.95%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+9.8%

est. compound, long-run avg

10-yr growth (CAGR)

+3.7%

est. compound, long-run avg

Rental demand

43 / 100

Moderate demand

Supply pipeline

Est.

0.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$378k

2021

$411k

2022

$495k

2023

$489k

2024

$568k

2025

$628k

2026

$655k

Source: NSW VG · 2026 · all sources

Market overview

BOOROLONG is a NSW suburb offering moderate rental yield and steady 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
Consistent annual growth of 4.3%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,459/wk

$41k taxable p.a.

Renters

35.0%

61.5% owner-occupier

Median age

36.0 yrs

Unemployment

5.1%

Population growth

+0.6% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

82%

4% apartments

Degree qualified

30.5%

bachelor's or higher (ABS)

Work from home

13.2%

of employed residents (ABS Census)

Median lot size

1.6 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.4%

Mostly long-term tenants

Market activity

Distance to CBD

419.6 km

Regional

Days on market

72 days

Slower market

Auction clearance

30.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

139.9 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

71/km²

Rural / semi-rural

Schools in postcode 2350

🏫10 Primary🎓2 Secondary📚6 Combined

ACARA 2025

🏫Primary (10)

Kellys Plains Public School

Government · Yrs K-6

ICSEA 1054

Martins Gully Public School

Government · Yrs K-6

ICSEA 1050

St Mary's Primary School

Catholic · Yrs K-6

ICSEA 1038

Ben Venue Public School

Government · Yrs K-6

ICSEA 1008

Armidale City Public School

Government · Yrs K-6

ICSEA 963

Sandon Public School

Government · Yrs K-6

ICSEA 923

Drummond Memorial Public School

Government · Yrs K-10

ICSEA 827

Newling Public School

Government · Yrs K-6

ICSEA 802

Minimbah Primary School

Independent · Yrs K-6

ICSEA 697

Chandler Public School

Government · Yrs K-6

🎓Secondary (2)

O'Connor Catholic College

Catholic · Yrs 7-12

ICSEA 1020

Armidale Secondary College

Government · Yrs 7-12

ICSEA 928

📚Combined (6)

The Armidale School

Independent · Yrs K-12

ICSEA 1097

PLC Armidale

Independent · Yrs K-12

ICSEA 1077

The Armidale Waldorf School

Independent · Yrs K-11

ICSEA 1057

New England Girls' School

Independent · Yrs K-12

ICSEA 1047

OneSchool Global NSW - Armidale

Independent · Yrs 3-12

ICSEA 981

Thalgarrah Environmental Education Centre

Government

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

973ICSEA · national avg 1000

16 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

9/ 100

🚆 0 train🚌 2 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

low

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

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Location

Properties in BOOROLONG

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