NSW2371· Pop. 1,158Inverell

THE GULF

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

$300,000

NSW VG · 2026

Rent yield

4.3%

computed from govt data

Annual growth

62.2%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for THE GULF

Investment analysis, risks & comparisons

PREMIUM

THE GULF 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

$250/wk

NSW Fair Trading · Apr 2026

Demand change

+1.9%

annual shift

Yield × growth index

33.2

combined signal

Net yield (est.)

3.16%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+10.2%

est. compound, long-run avg

10-yr growth (CAGR)

+3.8%

est. compound, long-run avg

Rental demand

45 / 100

Moderate demand

Supply pipeline

Est.

0.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$160k

2021

$185k

2022

$250k

2023

$270k

2024

$310k

2025

$185k

2026

$300k

Source: NSW VG · 2026 · all sources

Market overview

THE GULF is a NSW suburb offering moderate rental yield and strong 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 4.3% with stable tenant demand
High annual growth of 62.2% — outperforming state average
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$765/wk

$41k taxable p.a.

Renters

11.2%

81.9% owner-occupier

Median age

57.0 yrs

Unemployment

6.2%

Population growth

+0.6% p.a.

Investor-owned

9.0%

of all dwellings (ATO)

Houses

89%

4% apartments

Degree qualified

23.4%

bachelor's or higher (ABS)

Work from home

15.4%

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

0.2%

Mostly long-term tenants

Market activity

Distance to CBD

503.9 km

Regional

Days on market

57 days

Slower market

Auction clearance

31.0%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

150.7 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

14/km²

Rural / semi-rural

Schools in postcode 2371

🏫1 Primary📚1 Combined

ACARA 2025

🏫Primary (1)

Deepwater Public School

Government · Yrs K-6

ICSEA 960

📚Combined (1)

Emmaville Central School

Government · Yrs K-12

ICSEA 886

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

High crime

15/ 100

8.8 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

923ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

12/ 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 THE GULF

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