NSW2714· Pop. 2,921Murray River

TOCUMWAL

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

$500,000

NSW VG · 2026

Rent yield

5.1%

computed from govt data

Annual growth

8.7%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for TOCUMWAL

Investment analysis, risks & comparisons

PREMIUM

TOCUMWAL 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

$490/wk

NSW Fair Trading · Apr 2026

Demand change

+1.2%

annual shift

Yield × growth index

6.9

combined signal

Net yield (est.)

3.58%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.0%

est. compound, long-run avg

10-yr growth (CAGR)

+6.7%

est. compound, long-run avg

Rental demand

42 / 100

Moderate demand

Supply pipeline

Est.

1.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$308k

2021

$410k

2022

$515k

2023

$500k

2024

$592k

2025

$460k

2026

$500k

Source: NSW VG · 2026 · all sources

Market overview

TOCUMWAL is a NSW suburb offering high 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

Strong rental yield of 5.1%
High annual growth of 8.7% — 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

$1,069/wk

$38k taxable p.a.

Renters

16.5%

76.6% owner-occupier

Median age

59.0 yrs

Unemployment

3.6%

Population growth

+0.4% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

86%

5% apartments

Degree qualified

28.7%

bachelor's or higher (ABS)

Work from home

13.0%

of employed residents (ABS Census)

Median lot size

1.6 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

2.0%

Mostly long-term tenants

Market activity

Distance to CBD

567.6 km

Regional

Days on market

68 days

Slower market

Auction clearance

33.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

227.5 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

95/km²

Rural / semi-rural

Schools in postcode 2714

🏫2 Primary

ACARA 2025

🏫Primary (2)

Tocumwal Public School

Government · Yrs K-6

ICSEA 1002

Sacred Heart Primary School

Catholic · Yrs K-6

ICSEA 993

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

93/ 100

0.8 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

998ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

19/ 100

🚆 1 train🚌 1 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

low

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in TOCUMWAL

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