KEDUMBA
Investor score
49
Liveability score
71
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$1,090,000
NSW VG · 2026
Rent yield
Real3.1%
computed from govt data
Annual growth
Real-4.8%
annualised from govt data
Vacancy rate
Est.1.2%
modelled estimate
AI insights for KEDUMBA
Investment analysis, risks & comparisons
KEDUMBA 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
$650/wk
NSW Fair Trading · Apr 2026
Demand change
+2.8%
annual shift
Yield × growth index
-0.8
combined signal
Net yield (est.)
1.17%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.7%
est. compound, long-run avg
10-yr growth (CAGR)
+8.5%
est. compound, long-run avg
Rental demand
50 / 100
Moderate demand
Supply pipeline
Real3.6%
new dwellings approved / stock · ABS 2024-25
High supply risk
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
KEDUMBA is a metropolitan NSW suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NSW suburb with strong infrastructure and transport
- Rental yield 3.1% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- 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
$1,528/wk
$79k taxable p.a.
Renters
17.4%
80.8% owner-occupier
Median age
50.0 yrs
Unemployment
3.6%
Population growth
+1.4% p.a.
Investor-owned
16.0%
of all dwellings (ATO)
Houses
60%
22% apartments
Degree qualified
42.7%
bachelor's or higher (ABS)
Work from home
18.0%
of employed residents (ABS Census)
Median lot size
400 m²
Compact block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
4.3%
Some Airbnb activity
Market activity
Distance to CBD
79.0 km
Regional
Days on market
26 days
Normal turnover
Auction clearance
63.2%
Balanced market
Walkability
58 / 100
Very walkable
Coastal proximity
79.0 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
1,190/km²
Suburban
Schools in postcode 2782
🏫Primary (1)
Government · Yrs K-6 · Major Cities
📚Combined (2)
Independent · Yrs K-12 · Major Cities
Independent · Yrs K-12 · Major Cities
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
Safe0.3 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Above average3 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
39
/ 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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