NSW2629· Pop. 534Snowy Valleys

BROKEN DAM

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

$367,500

NSW VG · 2026

Rent yield

17.0%

computed from govt data

Annual growth

-35.2%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BROKEN DAM

Investment analysis, risks & comparisons

PREMIUM

BROKEN DAM 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

$1,200/wk

NSW Fair Trading · Apr 2026

Demand change

+2.0%

annual shift

Yield × growth index

-9.1

combined signal

Net yield (est.)

2.40%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-0.3%

est. compound, long-run avg

10-yr growth (CAGR)

+7.8%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$335k

2021

$373k

2022

$450k

2023

$453k

2024

$476k

2025

$567k

2026

$368k

Source: NSW VG · 2026 · all sources

Market overview

BROKEN DAM is a NSW suburb offering high 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

Strong rental yield of 17.0%
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

$1,008/wk

$58k taxable p.a.

Renters

16.4%

73.5% owner-occupier

Median age

58.0 yrs

Unemployment

2.5%

Population growth

+1.7% p.a.

Investor-owned

17.0%

of all dwellings (ATO)

Houses

76%

15% apartments

Degree qualified

24.6%

bachelor's or higher (ABS)

Work from home

16.5%

of employed residents (ABS Census)

Median lot size

820 m²

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

3.1%

Some Airbnb activity

Market activity

Distance to CBD

338.7 km

Regional

Days on market

32 days

Normal turnover

Auction clearance

54.8%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

161.9 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

1,207/km²

Suburban

Schools in postcode 2629

🏫1 Primary

ACARA 2025

🏫Primary (1)

Adaminaby Public School

Government · Yrs K-6

ICSEA 907

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

0.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

907ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Limited

27/ 100

🚆 0 train🚌 10 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

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

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Location

Properties in BROKEN DAM

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