NSW2729· Pop. 1,622Cootamundra-Gundagai

SANDY GULLY

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

$511,250

NSW VG · 2026

Rent yield

6.1%

computed from govt data

Annual growth

-9.5%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for SANDY GULLY

Investment analysis, risks & comparisons

PREMIUM

SANDY GULLY 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

$600/wk

NSW Fair Trading · Apr 2026

Demand change

+4.3%

annual shift

Yield × growth index

-1.7

combined signal

Net yield (est.)

3.36%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+9.2%

est. compound, long-run avg

10-yr growth (CAGR)

+6.8%

est. compound, long-run avg

Rental demand

43 / 100

Moderate demand

Supply pipeline

Est.

1.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$250k

2021

$330k

2022

$397k

2023

$400k

2024

$429k

2025

$565k

2026

$511k

Source: NSW VG · 2026 · all sources

Market overview

SANDY GULLY 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 6.1%
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

$1,345/wk

$38k taxable p.a.

Renters

14.3%

75.4% owner-occupier

Median age

47.0 yrs

Unemployment

3.0%

Population growth

+0.4% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

89%

5% apartments

Degree qualified

30.7%

bachelor's or higher (ABS)

Work from home

15.3%

of employed residents (ABS Census)

Median lot size

2.2 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.4%

Mostly long-term tenants

Market activity

Distance to CBD

336.7 km

Regional

Days on market

72 days

Slower market

Auction clearance

33.8%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

255.4 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

112/km²

Low density

Schools in postcode 2729

🏫2 Primary

ACARA 2025

🏫Primary (2)

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 980

Adelong Public School

Government · Yrs K-6

ICSEA 929

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

Moderate

76/ 100

2.6 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

955ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

2/ 100

🚆 0 train🚌 1 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in SANDY GULLY

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