NSW2794· Pop. 10,504Hilltops

BUMBALDRY

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

$480,000

NSW VG · 2026

Rent yield

4.3%

computed from govt data

Annual growth

-15.0%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for BUMBALDRY

Investment analysis, risks & comparisons

PREMIUM

BUMBALDRY 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

$400/wk

NSW Fair Trading · Apr 2026

Demand change

+4.7%

annual shift

Yield × growth index

-5.4

combined signal

Net yield (est.)

2.65%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.3%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Real

2.5%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$275k

2021

$337k

2022

$400k

2023

$400k

2024

$520k

2025

$565k

2026

$480k

Source: NSW VG · 2026 · all sources

Market overview

BUMBALDRY 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 4.3% 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

$1,115/wk

$54k taxable p.a.

Renters

27.4%

68.4% owner-occupier

Median age

46.0 yrs

Unemployment

2.6%

Population growth

+1.2% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

79%

10% apartments

Degree qualified

30.0%

bachelor's or higher (ABS)

Work from home

19.4%

of employed residents (ABS Census)

Median lot size

660 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.5%

Mostly long-term tenants

Market activity

Distance to CBD

234.9 km

Regional

Days on market

40 days

Normal turnover

Auction clearance

48.3%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

213.9 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

1,274/km²

Suburban

Schools in postcode 2794

🏫4 Primary🎓1 Secondary📚1 Combined⭐1 Special

ACARA 2025

🏫Primary (4)

OneSchool Global NSW - Cowra

Independent · Yrs 4-6

ICSEA 963

Holmwood Public School

Government · Yrs K-6

ICSEA 920

Mulyan Public School

Government · Yrs K-6

ICSEA 896

Cowra Public School

Government · Yrs K-6

ICSEA 895

🎓Secondary (1)

Cowra High School

Government · Yrs 7-12

ICSEA 884

📚Combined (1)

St Raphael's Catholic School Cowra

Catholic · Yrs K-12

ICSEA 985

⭐Special (1)

Holman Place School

Government · Yrs U

ICSEA 822

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

98/ 100

0.3 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

909ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

23/ 100

🚆 0 train🚌 7 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

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BUMBALDRY

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Local professionals

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