NSW2582· Pop. 13,693Hilltops

MURRUMBATEMAN

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

$777,000

NSW VG · 2026

Rent yield

3.9%

computed from govt data

Annual growth

-13.4%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for MURRUMBATEMAN

Investment analysis, risks & comparisons

PREMIUM

MURRUMBATEMAN 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

$580/wk

NSW Fair Trading · Apr 2026

Demand change

+4.1%

annual shift

Yield × growth index

-4.8

combined signal

Net yield (est.)

3.75%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.0%

est. compound, long-run avg

10-yr growth (CAGR)

+5.0%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

0.8%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$583k

2021

$670k

2022

$835k

2023

$845k

2024

$860k

2025

$898k

2026

$777k

Source: NSW VG · 2026 · all sources

Market overview

MURRUMBATEMAN 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 3.9% 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

$2,175/wk

$47k taxable p.a.

Renters

16.1%

80.1% owner-occupier

Median age

42.0 yrs

Unemployment

2.8%

Population growth

+1.0% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

82%

9% apartments

Degree qualified

30.4%

bachelor's or higher (ABS)

Work from home

17.5%

of employed residents (ABS Census)

Median lot size

2.7 ha

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

0.2%

Mostly long-term tenants

Market activity

Distance to CBD

247.5 km

Regional

Days on market

72 days

Slower market

Auction clearance

43.0%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

178.6 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

22/km²

Rural / semi-rural

Schools in postcode 2582

🏫6 Primary🎓1 Secondary

ACARA 2025

🏫Primary (6)

Murrumbateman Public School

Government · Yrs K-6

ICSEA 1056

Mt Carmel School

Catholic · Yrs K-6

ICSEA 1048

Yass Public School

Government · Yrs K-6

ICSEA 1012

Bowning Public School

Government · Yrs K-6

ICSEA 994

Berinba Public School

Government · Yrs K-6

ICSEA 960

Wee Jasper Public School

Government · Yrs K-6

🎓Secondary (1)

Yass High School

Government · Yrs 7-12

ICSEA 990

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

98/ 100

0.3 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1010ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

21/ 100

🚆 1 train🚌 4 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

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

Fetching live data…

Location

Properties in MURRUMBATEMAN

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