NSW2652· Pop. 4,757Griffith

COWABBIE

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

$575,000

NSW VG · 2026

Rent yield

3.3%

computed from govt data

Annual growth

-11.8%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for COWABBIE

Investment analysis, risks & comparisons

PREMIUM

COWABBIE 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

$365/wk

NSW Fair Trading · Apr 2026

Demand change

+4.0%

annual shift

Yield × growth index

-4.3

combined signal

Net yield (est.)

3.78%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+11.8%

est. compound, long-run avg

10-yr growth (CAGR)

+6.4%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

1.1%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$310k

2021

$329k

2022

$343k

2023

$425k

2024

$535k

2025

$652k

2026

$575k

Source: NSW VG · 2026 · all sources

Market overview

COWABBIE 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 3.3% 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

$1,504/wk

$44k taxable p.a.

Renters

13.7%

77.7% owner-occupier

Median age

42.0 yrs

Unemployment

4.4%

Population growth

+0.9% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

85%

7% apartments

Degree qualified

14.5%

bachelor's or higher (ABS)

Work from home

18.5%

of employed residents (ABS Census)

Median lot size

3.0 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

0.7%

Mostly long-term tenants

Market activity

Distance to CBD

399.2 km

Regional

Days on market

37 days

Normal turnover

Auction clearance

38.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

349.8 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

48/km²

Rural / semi-rural

Schools in postcode 2652

🏫9 Primary

ACARA 2025

🏫Primary (9)

Marrar Public School

Government · Yrs K-6

ICSEA 1008

Humula Public School

Government · Yrs K-6

ICSEA 1004

Ladysmith Public School

Government · Yrs K-6

ICSEA 987

Matong Public School

Government · Yrs K-6

ICSEA 961

Uranquinty Public School

Government · Yrs K-6

ICSEA 940

Goolgowi Public School

Government · Yrs K-6

ICSEA 935

Boree Creek Public School

Government · Yrs K-6

ICSEA 927

Tarcutta Public School

Government · Yrs K-6

ICSEA 874

Rosewood Public School

Government · Yrs K-6

ICSEA 739

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

71/ 100

3.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

931ICSEA · national avg 1000

9 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

Fetching live data…

Location

Properties in COWABBIE

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