TULLAMORE
Investor score
45
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
$475,000
NSW VG · 2026
Rent yield
1.1%
computed from govt data
Annual growth
102.1%
annualised from govt data
Vacancy rate
1.9%
modelled estimate
AI insights for TULLAMORE
Investment analysis, risks & comparisons
TULLAMORE 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
$100/wk
NSW Fair Trading · Apr 2026
Demand change
+2.3%
annual shift
Yield × growth index
51.6
combined signal
Net yield (est.)
3.87%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+28.6%
est. compound, long-run avg
10-yr growth (CAGR)
+3.9%
est. compound, long-run avg
Rental demand
48 / 100
Moderate demand
Supply pipeline
Est.0.5%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
TULLAMORE is a NSW suburb offering lower 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 1.1% with stable tenant demand
- High annual growth of 102.1% — 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 2022–23Median household income
$931/wk
$44k taxable p.a.
Renters
12.8%
81.2% owner-occupier
Median age
50.0 yrs
Unemployment
5.4%
Population growth
+0.8% p.a.
Investor-owned
14.0%
of all dwellings (ATO)
Houses
77%
7% apartments
Degree qualified
18.9%
bachelor's or higher (ABS)
Work from home
18.5%
of employed residents (ABS Census)
Median lot size
3.0 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
3.1%
Some Airbnb activity
Market activity
Distance to CBD
368.5 km
Regional
Days on market
47 days
Slower market
Auction clearance
39.2%
Buyer's market
Walkability
17 / 100
Car-dependent
Coastal proximity
365.7 km
Inland
NBN technology
SatelliteRemote — satellite connection
Population density
138/km²
Low density
Schools in postcode 2874
📚Combined (1)
Tullamore Central School
Government · Yrs K-12
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 crime10.4 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Below average1 school in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
11
/ 100
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
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 TULLAMORE
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