LOWER ACACIA CREEK
Investor score
40
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
$110,000
NSW VG · 2025
Rent yield
17.7%
computed from govt data
Annual growth
-70.0%
annualised from govt data
Vacancy rate
1.3%
modelled estimate
AI insights for LOWER ACACIA CREEK
Investment analysis, risks & comparisons
LOWER ACACIA CREEK 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
$375/wk
NSW Fair Trading · Apr 2026
Demand change
+4.0%
annual shift
Yield × growth index
-26.1
combined signal
Net yield (est.)
2.38%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
-15.9%
est. compound, long-run avg
10-yr growth (CAGR)
+4.9%
est. compound, long-run avg
Rental demand
53 / 100
Moderate demand
Supply pipeline
Est.0.7%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2025 · all sources
Market overview
LOWER ACACIA CREEK is a NSW suburb offering high 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
- Strong rental yield of 17.7%
- Very low vacancy rate — high rental 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
$918/wk
$52k taxable p.a.
Renters
19.4%
71.6% owner-occupier
Median age
53.0 yrs
Unemployment
6.1%
Population growth
+1.4% p.a.
Investor-owned
13.0%
of all dwellings (ATO)
Houses
84%
4% apartments
Degree qualified
15.0%
bachelor's or higher (ABS)
Work from home
10.3%
of employed residents (ABS Census)
Median lot size
900 m²
Large block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
1.5%
Mostly long-term tenants
Market activity
Distance to CBD
624.2 km
Regional
Days on market
38 days
Normal turnover
Auction clearance
30.9%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
98.8 km
Inland
NBN technology
FTTNStandard — fibre to node
Population density
79/km²
Rural / semi-rural
Schools in postcode 2476
📚Combined (1)
Woodenbong Central School
Government · Yrs K-12
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
Safe0.4 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Disadvantaged1 school in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
5
/ 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 LOWER ACACIA CREEK
View listingsLocal professionals
Connect with agents and building inspectors who operate in LOWER ACACIA CREEK. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.
Premium feature
Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.
Upgrade to Premium