NSW2540· Pop. 48,267Unincorp. Other Territories

BUANGLA

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

$840,000

NSW VG · 2026

Rent yield

3.6%

computed from govt data

Annual growth

-6.2%

annualised from govt data

Vacancy rate

1.3%

modelled estimate

AI insights for BUANGLA

Investment analysis, risks & comparisons

PREMIUM

BUANGLA 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

$580/wk

NSW Fair Trading · Apr 2026

Demand change

+4.0%

annual shift

Yield × growth index

-1.3

combined signal

Net yield (est.)

2.46%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.6%

est. compound, long-run avg

10-yr growth (CAGR)

+5.4%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

0.9%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$605k

2021

$740k

2022

$850k

2023

$790k

2024

$918k

2025

$895k

2026

$840k

Source: NSW VG · 2026 · all sources

Market overview

BUANGLA 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 3.6% with stable tenant demand
Very low vacancy rate — high rental 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

$1,275/wk

$46k taxable p.a.

Renters

21.8%

73.4% owner-occupier

Median age

49.0 yrs

Unemployment

5.6%

Population growth

+1.0% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

83%

1% apartments

Degree qualified

21.7%

bachelor's or higher (ABS)

Work from home

17.7%

of employed residents (ABS Census)

Median lot size

2.8 ha

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

1.7%

Mostly long-term tenants

Market activity

Distance to CBD

133.8 km

Regional

Days on market

53 days

Slower market

Auction clearance

25.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

40.8 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

83/km²

Rural / semi-rural

Schools in postcode 2540

🏫13 Primary🎓1 Secondary

ACARA 2025

🏫Primary (13)

Cambewarra Public School

Government · Yrs K-6

ICSEA 1029

Vincentia Public School

Government · Yrs K-6

ICSEA 1012

Terara Public School

Government · Yrs K-6

ICSEA 1009

Huskisson Public School

Government · Yrs K-6

ICSEA 1004

Tomerong Public School

Government · Yrs K-6

ICSEA 973

Callala Public School

Government · Yrs K-6

ICSEA 971

St Georges Basin Public School

Government · Yrs K-6

ICSEA 959

Sussex Inlet Public School

Government · Yrs K-6

ICSEA 956

Culburra Public School

Government · Yrs K-6

ICSEA 952

Greenwell Point Public School

Government · Yrs K-6

ICSEA 943

Falls Creek Public School

Government · Yrs K-6

ICSEA 921

Sanctuary Point Public School

Government · Yrs K-6

ICSEA 909

Jervis Bay School

Government · Yrs K-6

ICSEA 794

🎓Secondary (1)

Vincentia High School

Government · Yrs 7-12

ICSEA 933

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

Moderate

72/ 100

8.4 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

955ICSEA · national avg 1000

14 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

12/ 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 BUANGLA

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