NT0812· Pop. 18,634Darwin

BUFFALO CREEK

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

4.3%

modelled estimate

Annual growth

1.4%

modelled estimate

Vacancy rate

3.2%

modelled estimate

AI insights for BUFFALO CREEK

Investment analysis, risks & comparisons

PREMIUM

BUFFALO CREEK 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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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$360/wk

weekly

Demand change

+0.9%

annual shift

Yield × growth index

2.8

combined signal

Net yield (est.)

3.51%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.2%

est. compound, long-run avg

10-yr growth (CAGR)

+3.0%

est. compound, long-run avg

Rental demand

34 / 100

Soft demand

Supply pipeline

Real

0.0%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

No price history available.

Market overview

BUFFALO CREEK is a metropolitan NT suburb with moderate capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro NT suburb with strong infrastructure and transport
Rental yield 4.3% with stable tenant demand
Access to national transport network and amenities

Risk factors

Below-average growth — limited capital appreciation signal
Elevated vacancy rate — monitor rental demand carefully
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,046/wk

$87k taxable p.a.

Renters

33.8%

63.2% owner-occupier

Median age

37.0 yrs

Unemployment

5.5%

Population growth

+0.2% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

50%

32% apartments

Degree qualified

32.7%

bachelor's or higher (ABS)

Work from home

14.3%

of employed residents (ABS Census)

Median lot size

480 m²

Standard block

Household size

3.0 persons

avg per dwelling (ABS Census)

Short-term rental

6.8%

Some Airbnb activity

Market activity

Distance to CBD

15.4 km

Outer suburbs

Days on market

58 days

Slower market

Auction clearance

35.1%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

15.4 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

2,208/km²

Dense urban

Schools in postcode 0812

🏫7 Primary🎓4 Secondary📚1 Combined

ACARA 2025

🏫Primary (7)

Leanyer Primary School

Government · Yrs T-6

ICSEA 1024

Anula Primary School

Government · Yrs T-6

ICSEA 1006

Holy Family Catholic Primary School

Catholic · Yrs T-6

ICSEA 968

Wulagi Primary School

Government · Yrs T-6

ICSEA 890

Manunda Terrace Primary School

Government · Yrs T-6

ICSEA 792

Malak Primary School

Government · Yrs T-6

ICSEA 770

Karama Primary School

Government · Yrs T-6

ICSEA 769

🎓Secondary (4)

O'Loughlin Catholic College

Catholic · Yrs 7-12

ICSEA 1025

NT Christian College

Independent · Yrs 11-12

ICSEA 987

Sanderson High School

Government · Yrs 7-9

ICSEA 863

Top End School of Flexible Learning

Government · Yrs 5-12

ICSEA 789

📚Combined (1)

Marrara Christian College

Independent · Yrs T-10

ICSEA 962

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

20/ 100

35.0 offences / 100 persons

⚠ Modelled estimate · details

School quality

Below average

904ICSEA · national avg 1000

12 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

95/ 100

🚆 5 train🚌 50 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

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

high

Coastal exposure + state climate

🌀

Cyclone risk

high

QLD/NT tropical cyclone zone

Live suburb intelligence

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Location

Properties in BUFFALO CREEK

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