NSW2333· Pop. 13,795Singleton

MANOBALAI

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

$600,000

NSW VG · 2026

Rent yield

4.8%

computed from govt data

Annual growth

-7.7%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for MANOBALAI

Investment analysis, risks & comparisons

PREMIUM

MANOBALAI 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$550/wk

NSW Fair Trading · Apr 2026

Demand change

+1.8%

annual shift

Yield × growth index

-1.5

combined signal

Net yield (est.)

2.90%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+11.4%

est. compound, long-run avg

10-yr growth (CAGR)

+3.9%

est. compound, long-run avg

Rental demand

45 / 100

Moderate demand

Supply pipeline

Est.

0.5%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$308k

2021

$350k

2022

$435k

2023

$465k

2024

$560k

2025

$650k

2026

$600k

Source: NSW VG · 2026 · all sources

Market overview

MANOBALAI 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 4.8% 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 2022–23

Median household income

$1,640/wk

$42k taxable p.a.

Renters

36.2%

60.5% owner-occupier

Median age

36.0 yrs

Unemployment

5.0%

Population growth

+0.7% p.a.

Investor-owned

9.0%

of all dwellings (ATO)

Houses

83%

3% apartments

Degree qualified

24.2%

bachelor's or higher (ABS)

Work from home

14.2%

of employed residents (ABS Census)

Median lot size

1.9 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.9%

Mostly long-term tenants

Market activity

Distance to CBD

186.3 km

Regional

Days on market

58 days

Slower market

Auction clearance

30.3%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

126.3 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

129/km²

Low density

Schools in postcode 2333

🏫5 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (5)

Richard Gill School

Independent · Yrs K-5

ICSEA 996

St James' Primary School

Catholic · Yrs K-6

ICSEA 952

Muswellbrook Public School

Government · Yrs K-6

ICSEA 913

Muswellbrook South Public School

Government · Yrs K-6

ICSEA 819

Sandy Hollow Public School

Government · Yrs K-6

ICSEA 814

🎓Secondary (1)

Muswellbrook High School

Government · Yrs 7-12

ICSEA 869

📚Combined (1)

Pacific Brook Christian School

Independent · Yrs K-10

ICSEA 950

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

94/ 100

0.7 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

902ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

9/ 100

🚆 0 train🚌 2 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

low

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

Fetching live data…

Location

Properties in MANOBALAI

View listings

Local professionals

Connect with agents and building inspectors who operate in MANOBALAI. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

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