NSW2484· Pop. 20,083Kyogle

UPPER CRYSTAL CREEK

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

$985,000

NSW VG · 2026

Rent yield

3.6%

computed from govt data

Annual growth

-10.4%

annualised from govt data

Vacancy rate

2.0%

modelled estimate

AI insights for UPPER CRYSTAL CREEK

Investment analysis, risks & comparisons

PREMIUM

UPPER CRYSTAL CREEK 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

$680/wk

NSW Fair Trading · Apr 2026

Demand change

+0.7%

annual shift

Yield × growth index

-3.4

combined signal

Net yield (est.)

4.04%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.3%

est. compound, long-run avg

10-yr growth (CAGR)

+4.6%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$570k

2021

$800k

2022

$842k

2023

$820k

2024

$853k

2025

$1100k

2026

$985k

Source: NSW VG · 2026 · all sources

Market overview

UPPER CRYSTAL CREEK 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 3.6% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,263/wk

$52k taxable p.a.

Renters

22.4%

72.7% owner-occupier

Median age

47.0 yrs

Unemployment

4.4%

Population growth

+1.4% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

85%

3% apartments

Degree qualified

15.3%

bachelor's or higher (ABS)

Work from home

11.5%

of employed residents (ABS Census)

Median lot size

1.2 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

2.4%

Mostly long-term tenants

Market activity

Distance to CBD

642.3 km

Regional

Days on market

39 days

Normal turnover

Auction clearance

30.0%

Buyer's market

Walkability

13 / 100

Car-dependent

Coastal proximity

46.0 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

110/km²

Low density

Schools in postcode 2484

🏫11 Primary🎓3 Secondary📚5 Combined

ACARA 2025

🏫Primary (11)

Mount St Patrick Primary School

Catholic · Yrs K-6

ICSEA 1061

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 1011

Chillingham Public School

Government · Yrs K-6

ICSEA 1005

Dungay Public School

Government · Yrs K-6

ICSEA 980

Tyalgum Public School

Government · Yrs K-6

ICSEA 978

Uki Public School

Government · Yrs K-6

ICSEA 977

Stokers Siding Public School

Government · Yrs K-6

ICSEA 962

Murwillumbah Public School

Government · Yrs K-6

ICSEA 959

Condong Public School

Government · Yrs K-6

ICSEA 948

Crystal Creek Public School

Government · Yrs K-6

ICSEA 939

Murwillumbah East Public School

Government · Yrs K-6

ICSEA 935

🎓Secondary (3)

Mount St Patrick College

Catholic · Yrs 7-12

ICSEA 1071

Murwillumbah High School

Government · Yrs 7-12

ICSEA 950

Wollumbin High School

Government · Yrs 7-12

ICSEA 938

📚Combined (5)

The Small School

Independent · Yrs K-10

ICSEA 1071

Aetaomah School

Independent · Yrs K-7

ICSEA 1057

Sathya Sai College

Independent · Yrs K-12

ICSEA 1046

Tweed Valley Adventist College

Independent · Yrs K-12

ICSEA 1039

Bhaktivedanta Swami Gurukula School

Independent · Yrs K-12

ICSEA 1028

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

0.0 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

998ICSEA · national avg 1000

19 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

27/ 100

🚆 1 train🚌 5 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

high

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

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Location

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