NSW2583· Pop. 4,604Hilltops

COTTAWALLA

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

$620,000

NSW VG · 2026

Rent yield

3.6%

computed from govt data

Annual growth

-9.2%

annualised from govt data

Vacancy rate

2.1%

modelled estimate

AI insights for COTTAWALLA

Investment analysis, risks & comparisons

PREMIUM

COTTAWALLA 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$430/wk

NSW Fair Trading · Apr 2026

Demand change

+1.0%

annual shift

Yield × growth index

-2.8

combined signal

Net yield (est.)

4.31%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+18.5%

est. compound, long-run avg

10-yr growth (CAGR)

+5.0%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

0.8%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$398k

2021

$265k

2022

$537k

2023

$520k

2024

$603k

2025

$683k

2026

$620k

Source: NSW VG · 2026 · all sources

Market overview

COTTAWALLA 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 3.6% 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

$1,267/wk

$47k taxable p.a.

Renters

13.4%

79.8% owner-occupier

Median age

52.0 yrs

Unemployment

5.0%

Population growth

+1.0% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

82%

9% apartments

Degree qualified

17.4%

bachelor's or higher (ABS)

Work from home

16.4%

of employed residents (ABS Census)

Median lot size

2.5 ha

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

1.4%

Mostly long-term tenants

Market activity

Distance to CBD

183.8 km

Regional

Days on market

44 days

Normal turnover

Auction clearance

43.0%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

153.4 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

73/km²

Rural / semi-rural

Schools in postcode 2583

🏫5 Primary🎓1 Secondary

ACARA 2025

🏫Primary (5)

Laggan Public School

Government · Yrs K-6

ICSEA 1006

St Mary's Primary School

Catholic · Yrs K-6

ICSEA 1005

Bigga Public School

Government · Yrs K-6

ICSEA 988

Crookwell Public School

Government · Yrs K-6

ICSEA 963

Binda Public School

Government · Yrs K-6

ICSEA 788

🎓Secondary (1)

Crookwell High School

Government · Yrs 7-12

ICSEA 940

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

948ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

12/ 100

🚆 0 train🚌 4 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

Fetching live data…

Location

Properties in COTTAWALLA

View listings

Local professionals

Connect with agents and building inspectors who operate in COTTAWALLA. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium