NSW2850· Pop. 19,146Lithgow

MOUNT FROME

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

$735,000

NSW VG · 2026

Rent yield

4.2%

computed from govt data

Annual growth

-9.3%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for MOUNT FROME

Investment analysis, risks & comparisons

PREMIUM

MOUNT FROME 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

$590/wk

NSW Fair Trading · Apr 2026

Demand change

+3.0%

annual shift

Yield × growth index

-2.5

combined signal

Net yield (est.)

3.40%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.4%

est. compound, long-run avg

10-yr growth (CAGR)

+3.9%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.5%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$460k

2021

$565k

2022

$700k

2023

$680k

2024

$748k

2025

$810k

2026

$735k

Source: NSW VG · 2026 · all sources

Market overview

MOUNT FROME 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 4.2% 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

$1,671/wk

$43k taxable p.a.

Renters

25.6%

70.3% owner-occupier

Median age

40.0 yrs

Unemployment

3.3%

Population growth

+0.8% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

88%

8% apartments

Degree qualified

18.3%

bachelor's or higher (ABS)

Work from home

16.1%

of employed residents (ABS Census)

Median lot size

2.4 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

1.4%

Mostly long-term tenants

Market activity

Distance to CBD

199.1 km

Regional

Days on market

45 days

Normal turnover

Auction clearance

39.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

182.0 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

75/km²

Rural / semi-rural

Schools in postcode 2850

🏫6 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (6)

Hill End Public School

Government · Yrs K-6

ICSEA 972

Ilford Public School

Government · Yrs K-6

ICSEA 964

Cudgegong Valley Public School

Government · Yrs K-6

ICSEA 951

Mudgee Public School

Government · Yrs K-6

ICSEA 925

Lue Public School

Government · Yrs K-6

ICSEA 886

Hargraves Public School

Government · Yrs K-6

ICSEA 840

🎓Secondary (1)

Mudgee High School

Government · Yrs 7-12

ICSEA 928

📚Combined (1)

St Matthews Catholic School Mudgee

Catholic · Yrs K-12

ICSEA 1022

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

936ICSEA · national avg 1000

8 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

4/ 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

medium

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in MOUNT FROME

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