NSW2538· Pop. 2,580Shoalhaven

BROOMAN

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

$1,062,500

NSW VG · 2026

Rent yield

1.6%

computed from govt data

Annual growth

-11.5%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BROOMAN

Investment analysis, risks & comparisons

PREMIUM

BROOMAN 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

$325/wk

NSW Fair Trading · Apr 2026

Demand change

+1.4%

annual shift

Yield × growth index

-4.9

combined signal

Net yield (est.)

3.25%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+1.6%

est. compound, long-run avg

10-yr growth (CAGR)

+5.2%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.8%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$794k

2021

$981k

2022

$1275k

2023

$813k

2024

$1333k

2025

$1200k

2026

$1063k

Source: NSW VG · 2026 · all sources

Market overview

BROOMAN is a NSW suburb offering lower 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 1.6% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
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

$1,353/wk

$46k taxable p.a.

Renters

12.5%

82.3% owner-occupier

Median age

54.0 yrs

Unemployment

5.8%

Population growth

+1.0% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

84%

2% apartments

Degree qualified

21.9%

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

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

1.5%

Mostly long-term tenants

Market activity

Distance to CBD

185.3 km

Regional

Days on market

53 days

Slower market

Auction clearance

26.1%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

47.2 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

79/km²

Rural / semi-rural

Schools in postcode 2538

🏫2 Primary⭐1 Special

ACARA 2025

🏫Primary (2)

St Mary's Star of the Sea Catholic Primary School

Catholic · Yrs K-6

ICSEA 1044

Milton Public School

Government · Yrs K-6

ICSEA 1024

⭐Special (1)

Budawang School

Government · Yrs U

ICSEA 909

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

Average

992ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

13/ 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

Live suburb intelligence

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Location

Properties in BROOMAN

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