NSW2821· Pop. 4,778Narromine

BURROWAY

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

$537,500

NSW VG · 2026

Rent yield

3.4%

computed from govt data

Annual growth

-6.9%

annualised from govt data

Vacancy rate

2.0%

modelled estimate

AI insights for BURROWAY

Investment analysis, risks & comparisons

PREMIUM

BURROWAY 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

$350/wk

NSW Fair Trading · Apr 2026

Demand change

+2.4%

annual shift

Yield × growth index

-1.8

combined signal

Net yield (est.)

4.13%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+13.1%

est. compound, long-run avg

10-yr growth (CAGR)

+4.1%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Real

0.5%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$268k

2021

$290k

2022

$360k

2023

$367k

2024

$445k

2025

$578k

2026

$538k

Source: NSW VG · 2026 · all sources

Market overview

BURROWAY 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 3.4% 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

$1,318/wk

$44k taxable p.a.

Renters

23.6%

71.3% owner-occupier

Median age

39.0 yrs

Unemployment

4.4%

Population growth

+0.8% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

85%

7% apartments

Degree qualified

24.5%

bachelor's or higher (ABS)

Work from home

16.0%

of employed residents (ABS Census)

Median lot size

2.3 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

2.4%

Mostly long-term tenants

Market activity

Distance to CBD

340.0 km

Regional

Days on market

59 days

Slower market

Auction clearance

38.1%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

328.9 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

110/km²

Low density

Schools in postcode 2821

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

St Augustine's Parish School

Catholic · Yrs K-6

ICSEA 993

Narromine Christian School

Independent · Yrs K-6

ICSEA 946

Narromine Public School

Government · Yrs K-6

ICSEA 832

🎓Secondary (1)

Narromine High School

Government · Yrs 7-12

ICSEA 787

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

61/ 100

4.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Disadvantaged

890ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

9/ 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 BURROWAY

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