NSW2680· Pop. 25,339Murrumbidgee

GRIFFITH EAST

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

$650,000

NSW VG · 2026

Rent yield

4.0%

computed from govt data

Annual growth

1.6%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for GRIFFITH EAST

Investment analysis, risks & comparisons

PREMIUM

GRIFFITH EAST 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

$500/wk

NSW Fair Trading · Apr 2026

Demand change

+1.6%

annual shift

Yield × growth index

2.8

combined signal

Net yield (est.)

3.87%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.5%

est. compound, long-run avg

10-yr growth (CAGR)

+6.1%

est. compound, long-run avg

Rental demand

47 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$387k

2021

$452k

2022

$514k

2023

$3000k

2024

$650k

2025

$640k

2026

$650k

Source: NSW VG · 2026 · all sources

Market overview

GRIFFITH EAST 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 4.0% 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

$1,743/wk

$45k taxable p.a.

Renters

33.2%

61.8% owner-occupier

Median age

37.0 yrs

Unemployment

5.0%

Population growth

+0.9% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

77%

6% apartments

Degree qualified

21.2%

bachelor's or higher (ABS)

Work from home

11.3%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

1.1%

Mostly long-term tenants

Market activity

Distance to CBD

490.1 km

Regional

Days on market

52 days

Slower market

Auction clearance

37.2%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

393.4 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

61/km²

Rural / semi-rural

Schools in postcode 2680

🏫10 Primary🎓3 Secondary📚1 Combined⭐2 Special

ACARA 2025

🏫Primary (10)

St Mary's Primary School

Catholic · Yrs K-6

ICSEA 1033

St Patrick's Primary School

Catholic · Yrs K-6

ICSEA 1016

Beelbangera Public School

Government · Yrs K-6

ICSEA 983

Hanwood Public School

Government · Yrs K-6

ICSEA 982

Griffith East Public School

Government · Yrs K-6

ICSEA 966

Griffith North Public School

Government · Yrs K-6

ICSEA 960

Yoogali Public School

Government · Yrs K-6

ICSEA 931

Lake Wyangan Public School

Government · Yrs K-6

ICSEA 926

Griffith Public School

Government · Yrs K-6

ICSEA 881

Tharbogang Public School

Government · Yrs K-6

ICSEA 855

🎓Secondary (3)

Marian Catholic College

Catholic · Yrs 7-12

ICSEA 1012

Wade High School

Government · Yrs 6-12

ICSEA 918

Griffith High School

Government · Yrs 7-12

ICSEA 899

📚Combined (1)

Verity Christian College

Independent · Yrs K-12

ICSEA 959

⭐Special (2)

Western Riverina Community School

Independent · Yrs 9-12

ICSEA 883

Kalinda School

Government · Yrs U

ICSEA 835

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

Below average

940ICSEA · national avg 1000

16 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 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

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Location

Properties in GRIFFITH EAST

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