NSW2460· Pop. 31,079Richmond Valley

CLARENZA

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

$562,500

NSW VG · 2026

Rent yield

4.6%

computed from govt data

Annual growth

1.4%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for CLARENZA

Investment analysis, risks & comparisons

PREMIUM

CLARENZA 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

$500/wk

NSW Fair Trading · Apr 2026

Demand change

+1.0%

annual shift

Yield × growth index

3.0

combined signal

Net yield (est.)

3.60%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.4%

est. compound, long-run avg

10-yr growth (CAGR)

+5.0%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$350k

2021

$412k

2022

$470k

2023

$485k

2024

$529k

2025

$555k

2026

$563k

Source: NSW VG · 2026 · all sources

Market overview

CLARENZA 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 4.6% 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

$1,165/wk

$51k taxable p.a.

Renters

25.1%

71.4% owner-occupier

Median age

45.0 yrs

Unemployment

4.7%

Population growth

+1.4% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

83%

3% apartments

Degree qualified

19.3%

bachelor's or higher (ABS)

Work from home

15.3%

of employed residents (ABS Census)

Median lot size

2.2 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

5.6%

Some Airbnb activity

Market activity

Distance to CBD

542.1 km

Regional

Days on market

48 days

Slower market

Auction clearance

30.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

15.5 km

Coastal fringe

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

117/km²

Low density

Schools in postcode 2460

🏫12 Primary🎓3 Secondary📚2 Combined⭐1 Special

ACARA 2025

🏫Primary (12)

St Mary's Primary School

Catholic · Yrs K-6

ICSEA 1020

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 979

Lawrence Public School

Government · Yrs K-6

ICSEA 947

Westlawn Public School

Government · Yrs K-6

ICSEA 940

Nymboida Public School

Government · Yrs K-6

ICSEA 908

Grafton Public School

Government · Yrs K-6

ICSEA 907

South Grafton Public School

Government · Yrs K-6

ICSEA 905

Copmanhurst Public School

Government · Yrs K-6

ICSEA 904

Coutts Crossing Public School

Government · Yrs K-6

ICSEA 903

Baryulgil Public School

Government · Yrs K-6

ICSEA 775

Cowper Public School

Government · Yrs K-6

ICSEA 774

Gillwinga Public School

Government · Yrs K-6

ICSEA 774

🎓Secondary (3)

McAuley Catholic College

Catholic · Yrs 7-12

ICSEA 1031

Grafton High School

Government · Yrs 7-12

ICSEA 941

South Grafton High School

Government · Yrs 7-12

ICSEA 875

📚Combined (2)

Clarence Valley Anglican School

Independent · Yrs K-12

ICSEA 1016

St Andrew's Christian School

Independent · Yrs K-12

ICSEA 974

⭐Special (1)

Induna School

Government · Yrs U

ICSEA 754

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

100/ 100

0.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

907ICSEA · national avg 1000

18 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

13/ 100

🚆 0 train🚌 5 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

high

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in CLARENZA

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