NSW2446· Pop. 15,054Walcha

DOYLES RIVER

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

$760,000

NSW VG · 2026

Rent yield

3.7%

computed from govt data

Annual growth

-9.5%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for DOYLES RIVER

Investment analysis, risks & comparisons

PREMIUM

DOYLES RIVER 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

$540/wk

NSW Fair Trading · Apr 2026

Demand change

+4.6%

annual shift

Yield × growth index

-2.9

combined signal

Net yield (est.)

3.03%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.5%

est. compound, long-run avg

10-yr growth (CAGR)

+6.1%

est. compound, long-run avg

Rental demand

58 / 100

Strong demand

Supply pipeline

Est.

1.7%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$450k

2021

$610k

2022

$700k

2023

$723k

2024

$835k

2025

$840k

2026

$760k

Source: NSW VG · 2026 · all sources

Market overview

DOYLES RIVER 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 3.7% 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

$1,347/wk

$69k taxable p.a.

Renters

21.3%

75.3% owner-occupier

Median age

44.0 yrs

Unemployment

3.7%

Population growth

+3.0% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

82%

9% apartments

Degree qualified

29.5%

bachelor's or higher (ABS)

Work from home

20.2%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.3%

Mostly long-term tenants

Market activity

Distance to CBD

300.0 km

Regional

Days on market

39 days

Normal turnover

Auction clearance

46.7%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

136.1 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

1,068/km²

Suburban

Schools in postcode 2446

🏫5 Primary🎓1 Secondary

ACARA 2025

🏫Primary (5)

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 1011

Beechwood Public School

Government · Yrs K-6

ICSEA 959

Wauchope Public School

Government · Yrs K-6

ICSEA 900

Long Flat Public School

Government · Yrs K-6

ICSEA 887

Huntingdon Public School

Government · Yrs K-6

ICSEA 838

🎓Secondary (1)

Wauchope High School

Government · Yrs 7-12

ICSEA 894

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

0.0 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

915ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

50/ 100

🚆 1 train🚌 17 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in DOYLES RIVER

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