HOWES VALLEY
Investor score
52
Liveability score
38
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$775,000
NSW VG · 2026
Rent yield
Real4.0%
computed from govt data
Annual growth
Real-8.3%
annualised from govt data
Vacancy rate
Est.1.8%
modelled estimate
AI insights for HOWES VALLEY
Investment analysis, risks & comparisons
HOWES VALLEY 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 rent
$600/wk
NSW Fair Trading · Apr 2026
Demand change
+3.1%
annual shift
Yield × growth index
-2.1
combined signal
Net yield (est.)
2.82%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.8%
est. compound, long-run avg
10-yr growth (CAGR)
+4.8%
est. compound, long-run avg
Rental demand
49 / 100
Moderate demand
Supply pipeline
Est.1.0%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
HOWES VALLEY 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 2022–23Median household income
$1,952/wk
$56k taxable p.a.
Renters
26.7%
70.5% owner-occupier
Median age
37.0 yrs
Unemployment
2.4%
Population growth
+1.5% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
82%
8% apartments
Degree qualified
34.0%
bachelor's or higher (ABS)
Work from home
12.1%
of employed residents (ABS Census)
Median lot size
790 m²
Large block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
3.5%
Some Airbnb activity
Market activity
Distance to CBD
125.2 km
Regional
Days on market
46 days
Slower market
Auction clearance
46.3%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
77.9 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
316/km²
Low density
Schools in postcode 2330
🏫Primary (7)
Government · Yrs K-6 · Inner Regional
Singleton Heights Public School
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
🎓Secondary (1)
Government · Yrs 7-12 · Inner Regional
📚Combined (2)
Australian Christian College - Singleton
Independent · Yrs K-12 · Inner Regional
St Catherine's Catholic College
Catholic · Yrs K-12 · Inner Regional
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
Below average10 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
25
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
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
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