NSW2653· Pop. 2,636Snowy Valleys

COURABYRA

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

$320,000

NSW VG · 2026

Rent yield

7.0%

computed from govt data

Annual growth

-27.3%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for COURABYRA

Investment analysis, risks & comparisons

PREMIUM

COURABYRA 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

+0.8%

annual shift

Yield × growth index

-10.1

combined signal

Net yield (est.)

3.60%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.0%

est. compound, long-run avg

10-yr growth (CAGR)

+6.4%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

1.1%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$275k

2021

$290k

2022

$320k

2023

$423k

2024

$380k

2025

$440k

2026

$320k

Source: NSW VG · 2026 · all sources

Market overview

COURABYRA is a NSW suburb offering high 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

Strong rental yield of 7.0%
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

$1,304/wk

$44k taxable p.a.

Renters

21.9%

73.2% owner-occupier

Median age

46.0 yrs

Unemployment

6.2%

Population growth

+0.9% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

88%

7% apartments

Degree qualified

24.3%

bachelor's or higher (ABS)

Work from home

17.0%

of employed residents (ABS Census)

Median lot size

2.6 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

2.2%

Mostly long-term tenants

Market activity

Distance to CBD

358.6 km

Regional

Days on market

58 days

Slower market

Auction clearance

38.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

206.9 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

104/km²

Low density

Schools in postcode 2653

🏫2 Primary🎓1 Secondary

ACARA 2025

🏫Primary (2)

All Saints Primary School

Catholic · Yrs K-6

ICSEA 1026

Tumbarumba Public School

Government · Yrs K-6

ICSEA 931

🎓Secondary (1)

Tumbarumba High School

Government · Yrs 7-12

ICSEA 910

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

Average

956ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

14/ 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

Fetching live data…

Location

Properties in COURABYRA

View listings

Local professionals

Connect with agents and building inspectors who operate in COURABYRA. 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