NSW2329· Pop. 2,138Warrumbungle

UARBRY

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

$432,500

NSW VG · 2026

Rent yield

5.3%

computed from govt data

Annual growth

73.0%

annualised from govt data

Vacancy rate

1.2%

modelled estimate

AI insights for UARBRY

Investment analysis, risks & comparisons

PREMIUM

UARBRY 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

$440/wk

NSW Fair Trading · Apr 2026

Demand change

+1.7%

annual shift

Yield × growth index

39.1

combined signal

Net yield (est.)

1.70%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+10.9%

est. compound, long-run avg

10-yr growth (CAGR)

+4.8%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$215k

2021

$258k

2022

$374k

2023

$410k

2024

$290k

2025

$250k

2026

$433k

Source: NSW VG · 2026 · all sources

Market overview

UARBRY 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 5.3%
High annual growth of 73.0% — outperforming state average
Very low vacancy rate — high rental demand
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

$1,224/wk

$56k taxable p.a.

Renters

22.3%

68.8% owner-occupier

Median age

45.0 yrs

Unemployment

2.9%

Population growth

+1.5% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

87%

8% apartments

Degree qualified

30.9%

bachelor's or higher (ABS)

Work from home

17.9%

of employed residents (ABS Census)

Median lot size

780 m²

Large block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

3.2%

Some Airbnb activity

Market activity

Distance to CBD

223.8 km

Regional

Days on market

41 days

Normal turnover

Auction clearance

46.1%

Buyer's market

Walkability

44 / 100

Very walkable

Coastal proximity

178.7 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

684/km²

Suburban

Schools in postcode 2329

🏫2 Primary📚1 Combined

ACARA 2025

🏫Primary (2)

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 1000

Cassilis Public School

Government · Yrs K-6

ICSEA 959

📚Combined (1)

Merriwa Central School

Government · Yrs K-12

ICSEA 879

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

100/ 100

0.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

946ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

44/ 100

🚆 1 train🚌 9 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in UARBRY

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