NSW2828· Pop. 798Gilgandra

BOURBAH

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

$182,500

NSW VG · 2025

Rent yield

4.6%

computed from govt data

Annual growth

-70.6%

annualised from govt data

Vacancy rate

2.2%

modelled estimate

AI insights for BOURBAH

Investment analysis, risks & comparisons

PREMIUM

BOURBAH 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 · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$160/wk

NSW Fair Trading · Apr 2026

Demand change

+1.0%

annual shift

Yield × growth index

-33.0

combined signal

Net yield (est.)

4.66%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+16.2%

est. compound, long-run avg

10-yr growth (CAGR)

+4.1%

est. compound, long-run avg

Rental demand

47 / 100

Moderate demand

Supply pipeline

Est.

0.5%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$50k

2021

$86k

2022

$95k

2023

$110k

2024

$620k

2025

$183k

Source: NSW VG · 2025 · all sources

Market overview

BOURBAH 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 4.6% 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

$1,107/wk

$44k taxable p.a.

Renters

24.7%

63.9% owner-occupier

Median age

44.0 yrs

Unemployment

5.2%

Population growth

+0.8% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

81%

7% apartments

Degree qualified

20.7%

bachelor's or higher (ABS)

Work from home

13.9%

of employed residents (ABS Census)

Median lot size

1.8 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

1.0%

Mostly long-term tenants

Market activity

Distance to CBD

377.2 km

Regional

Days on market

51 days

Slower market

Auction clearance

38.1%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

351.4 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

59/km²

Rural / semi-rural

Schools in postcode 2828

📚1 Combined

ACARA 2025

📚Combined (1)

Gulargambone Central School

Government · Yrs K-12

ICSEA 693

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

High crime

43/ 100

5.9 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Disadvantaged

693ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 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

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

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Location

Properties in BOURBAH

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