BUTTAI
Investor score
56
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
$826,200
NSW VG · 2026
Rent yield
4.0%
computed from govt data
Annual growth
-3.4%
annualised from govt data
Vacancy rate
2.1%
modelled estimate
AI insights for BUTTAI
Investment analysis, risks & comparisons
BUTTAI 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.
Median rent
$640/wk
NSW Fair Trading · Apr 2026
Demand change
+2.8%
annual shift
Yield × growth index
0.3
combined signal
Net yield (est.)
3.44%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.6%
est. compound, long-run avg
10-yr growth (CAGR)
+4.8%
est. compound, long-run avg
Rental demand
48 / 100
Moderate demand
Supply pipeline
Est.1.1%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BUTTAI 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 4.0% 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 2022–23Median household income
$1,541/wk
$56k taxable p.a.
Renters
32.2%
65.0% owner-occupier
Median age
39.0 yrs
Unemployment
2.5%
Population growth
+1.5% p.a.
Investor-owned
11.0%
of all dwellings (ATO)
Houses
75%
8% apartments
Degree qualified
38.2%
bachelor's or higher (ABS)
Work from home
19.5%
of employed residents (ABS Census)
Median lot size
780 m²
Large block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
2.4%
Mostly long-term tenants
Market activity
Distance to CBD
129.0 km
Regional
Days on market
53 days
Slower market
Auction clearance
46.1%
Buyer's market
Walkability
20 / 100
Some errands walkable
Coastal proximity
25.0 km
Coastal fringe
NBN technology
Fixed WirelessRegional — wireless tower
Population density
1,197/km²
Suburban
Schools in postcode 2323
🏫Primary (6)
St Joseph's Primary School
Catholic · Yrs K-6
Ashtonfield Public School
Government · Yrs K-6
Maitland East Public School
Government · Yrs K-6
Mulbring Public School
Government · Yrs K-6
Tenambit Public School
Government · Yrs K-6
Metford Public School
Government · Yrs K-6
🎓Secondary (2)
Maitland Grossmann High School
Government · Yrs 7-12
Maitland High School
Government · Yrs 7-12
📚Combined (4)
Hunter Valley Grammar School
Independent · Yrs K-12
Maitland Christian School
Independent · Yrs K-12
Linuwel School Ltd
Independent · Yrs K-12
OneSchool Global NSW - Maitland
Independent · Yrs 3-12
⭐Special (2)
Arise Christian College
Independent · Yrs U
Hunter River Community School
Government · Yrs U
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
Safe0.6 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average14 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
36
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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