ETTAMOGAH
Investor score
51
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
$710,500
NSW VG · 2026
Rent yield
3.8%
computed from govt data
Annual growth
-1.4%
annualised from govt data
Vacancy rate
2.1%
modelled estimate
AI insights for ETTAMOGAH
Investment analysis, risks & comparisons
ETTAMOGAH 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.
Median rent
$520/wk
NSW Fair Trading · Apr 2026
Demand change
+2.7%
annual shift
Yield × growth index
1.2
combined signal
Net yield (est.)
3.44%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+29.1%
est. compound, long-run avg
10-yr growth (CAGR)
+7.9%
est. compound, long-run avg
Rental demand
51 / 100
Moderate demand
Supply pipeline
Est.2.6%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
ETTAMOGAH 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 3.8% 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 2022–23Median household income
$1,570/wk
$59k taxable p.a.
Renters
31.9%
64.4% owner-occupier
Median age
39.0 yrs
Unemployment
3.0%
Population growth
+1.8% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
80%
14% apartments
Degree qualified
30.7%
bachelor's or higher (ABS)
Work from home
16.1%
of employed residents (ABS Census)
Median lot size
850 m²
Large block
Household size
2.7 persons
avg per dwelling (ABS Census)
Short-term rental
2.1%
Mostly long-term tenants
Market activity
Distance to CBD
449.8 km
Regional
Days on market
41 days
Normal turnover
Auction clearance
53.9%
Balanced market
Walkability
0 / 100
Car-dependent
Coastal proximity
269.5 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
301/km²
Low density
Schools in postcode 2640
🏫Primary (8)
St Patrick's Parish School
Catholic · Yrs K-6
St Anne's Primary School
Catholic · Yrs K-6
Albury Public School
Government · Yrs K-6
Table Top Public School
Government · Yrs K-6
Thurgoona Public School
Government · Yrs K-6
Albury West Public School
Government · Yrs K-6
Glenroy Public School
Government · Yrs K-6
Albury North Public School
Government · Yrs K-6
🎓Secondary (3)
Xavier Catholic College
Catholic · Yrs 7-12
Albury High School
Government · Yrs 7-12
James Fallon High School
Government · Yrs 7-12
📚Combined (4)
The Scots School Albury
Independent · Yrs K-12
Trinity Anglican College - Albury
Independent · Yrs K-12
Border Christian College
Independent · Yrs K-12
OneSchool Global NSW - Albury
Independent · Yrs 3-12
⭐Special (4)
Aspect Riverina School
Independent · Yrs U
Wewak Street School
Government · Yrs U
Indie School Albury
Independent · Yrs 9-12
Kandeer School
Government · Yrs U
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
Safe0.1 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average19 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
20
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in ETTAMOGAH
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