NSW2627· Pop. 4Snowy Valleys

CREEL BAY

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability 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

Real

$975,000

NSW VG · 2026

Rent yield

Real

4.3%

computed from govt data

Annual growth

Real

-2.5%

annualised from govt data

Vacancy rate

Est.

2.2%

modelled estimate

AI insights for CREEL BAY

Investment analysis, risks & comparisons

PREMIUM

CREEL BAY 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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AI suburb reportPREMIUM

A shareable, printable analysis of CREEL BAY — investment outlook, liveability, risks & who it suits.

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Compare CREEL BAY with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

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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

$800/wk

NSW Fair Trading · Apr 2026

Demand change

+3.3%

annual shift

Yield × growth index

0.9

combined signal

Net yield (est.)

3.47%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.4%

est. compound, long-run avg

10-yr growth (CAGR)

+7.8%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$473k

2021

$825k

2022

$1.17m

2023

$900k

2024

$1.16m

2025

$1m

2026

$975k

Source: NSW VG · 2026 · all sources

Market overview

CREEL BAY 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 4.3% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
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

$2,124/wk

$58k taxable p.a.

Renters

33.6%

62.5% owner-occupier

Median age

35.0 yrs

Unemployment

4.1%

Population growth

+1.7% p.a.

Investor-owned

22.0%

of all dwellings (ATO)

Houses

69%

15% apartments

Degree qualified

25.5%

bachelor's or higher (ABS)

Work from home

21.7%

of employed residents (ABS Census)

Median lot size

820 m²

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

1.6%

Mostly long-term tenants

Market activity

Distance to CBD

376.8 km

Regional

Days on market

33 days

Normal turnover

Auction clearance

54.8%

Balanced market

Walkability

4 / 100

Car-dependent

Coastal proximity

133.6 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

409/km²

Low density

Schools in postcode 2627

🏫1 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (1)

Jindabyne Public School

Government · Yrs K-6 · Outer Regional

ICSEA 1032(61%)

283 students10:1 student–teacher48% girls18% top SEA quarter

🎓Secondary (1)

Jindabyne High School

Government · Yrs 7-12 · Outer Regional

ICSEA 1009(51%)

277 students7:1 student–teacher43% girls10% top SEA quarter

📚Combined (1)

Snowy Mountains Grammar School

Independent · Yrs K-12 · Outer Regional

ICSEA 1093(82%)

469 students13:1 student–teacher49% girls38% top SEA quarter

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

1045ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

45/ 100

🚆 1 train🚌 10 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

low

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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