THE GAP
Investor score
57
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
$699,750
NSW VG · 2026
Rent yield
4.0%
computed from govt data
Annual growth
-0.0%
annualised from govt data
Vacancy rate
2.0%
modelled estimate
AI insights for THE GAP
Investment analysis, risks & comparisons
THE GAP 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
$540/wk
NSW Fair Trading · Apr 2026
Demand change
+2.7%
annual shift
Yield × growth index
2.0
combined signal
Net yield (est.)
3.26%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+10.5%
est. compound, long-run avg
10-yr growth (CAGR)
+7.8%
est. compound, long-run avg
Rental demand
51 / 100
Moderate demand
Supply pipeline
Est.2.5%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
THE GAP 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 4.0% 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 2022–23Median household income
$1,629/wk
$60k taxable p.a.
Renters
33.2%
63.2% owner-occupier
Median age
36.0 yrs
Unemployment
2.5%
Population growth
+1.9% p.a.
Investor-owned
13.0%
of all dwellings (ATO)
Houses
71%
14% apartments
Degree qualified
34.3%
bachelor's or higher (ABS)
Work from home
12.6%
of employed residents (ABS Census)
Median lot size
860 m²
Large block
Household size
2.7 persons
avg per dwelling (ABS Census)
Short-term rental
1.4%
Mostly long-term tenants
Market activity
Distance to CBD
376.1 km
Regional
Days on market
47 days
Slower market
Auction clearance
54.4%
Balanced market
Walkability
0 / 100
Car-dependent
Coastal proximity
303.0 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
862/km²
Suburban
Schools in postcode 2650
🏫Primary (17)
Lutheran School Wagga Wagga
Independent · Yrs K-6
Mater Dei Primary School
Catholic · Yrs K-6
St Joseph's Primary School
Catholic · Yrs K-6
Sacred Heart Primary School
Catholic · Yrs K-6
Henschke Primary School
Catholic · Yrs K-6
South Wagga Public School
Government · Yrs K-6
Estella Public School
Government · Yrs K-6
Wagga Wagga Public School
Government · Yrs K-6
North Wagga Public School
Government · Yrs K-6
Sturt Public School
Government · Yrs K-6
Lake Albert Public School
Government · Yrs K-6
Turvey Park Public School
Government · Yrs K-6
Holy Trinity West Wagga
Catholic · Yrs K-6
Kooringal Public School
Government · Yrs K-6
Red Hill Public School
Government · Yrs P-6
Mount Austin Public School
Government · Yrs K-6
Ashmont Public School
Government · Yrs K-6
🎓Secondary (5)
Mater Dei Catholic College
Catholic · Yrs 7-12
Kildare Catholic College
Catholic · Yrs 7-12
Wagga Wagga High School
Government · Yrs 7-12
Kooringal High School
Government · Yrs 7-12
Mount Austin High School
Government · Yrs 7-12
📚Combined (5)
The Riverina Anglican College
Independent · Yrs K-12
Saint Mary MacKillop Colleges Limited
Independent · Yrs K-12
Wagga Wagga Christian College
Independent · Yrs K-12
OneSchool Global NSW - Wagga Wagga
Independent · Yrs 3-12
Riverina Environmental Education Centre
Government
⭐Special (3)
Willans Hill School
Government · Yrs U
The Bidgee School
Government · Yrs U
Shepherds Park School
Government · Yrs U
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
Safe0.0 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average29 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
32
/ 100
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
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 THE GAP
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