NSW2411· Pop. 104Moree Plains

CROPPA CREEK

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

9.4%

rent real · price estimated

Annual growth

2.6%

modelled estimate

Vacancy rate

1.4%

modelled estimate

AI insights for CROPPA CREEK

Investment analysis, risks & comparisons

PREMIUM

CROPPA CREEK 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

Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$200/wk

NSW Fair Trading · Apr 2026

Demand change

+2.2%

annual shift

Yield × growth index

6.0

combined signal

Net yield (est.)

2.81%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

0.0%

est. compound, long-run avg

10-yr growth (CAGR)

+4.8%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

No price history available.

Market overview

CROPPA CREEK 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 9.4%
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,416/wk

$51k taxable p.a.

Renters

24.1%

58.6% owner-occupier

Median age

38.0 yrs

Unemployment

5.6%

Population growth

+1.3% p.a.

Investor-owned

16.0%

of all dwellings (ATO)

Houses

92%

4% apartments

Degree qualified

25.6%

bachelor's or higher (ABS)

Work from home

12.9%

of employed residents (ABS Census)

Median lot size

1.6 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

0.6%

Mostly long-term tenants

Market activity

Distance to CBD

533.7 km

Regional

Days on market

61 days

Slower market

Auction clearance

31.8%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

298.7 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

42/km²

Rural / semi-rural

Schools in postcode 2411

🏫1 Primary

ACARA 2025

🏫Primary (1)

Croppa Creek Public School

Government · Yrs K-6

ICSEA 979

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

High crime

0/ 100

21.7 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

979ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

15/ 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

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in CROPPA CREEK

View listings

Local professionals

Connect with agents and building inspectors who operate in CROPPA CREEK. 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