NSW2849· Pop. 1,610Singleton

UPPER GROWEE

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

$540,000

NSW VG · 2026

Rent yield

2.6%

computed from govt data

Annual growth

-21.7%

annualised from govt data

Vacancy rate

1.4%

modelled estimate

AI insights for UPPER GROWEE

Investment analysis, risks & comparisons

PREMIUM

UPPER GROWEE 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

$270/wk

NSW Fair Trading · Apr 2026

Demand change

+2.5%

annual shift

Yield × growth index

-9.6

combined signal

Net yield (est.)

2.64%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+1.3%

est. compound, long-run avg

10-yr growth (CAGR)

+4.0%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

0.5%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$420k

2021

$507k

2022

$525k

2023

$575k

2024

$690k

2025

$690k

2026

$540k

Source: NSW VG · 2026 · all sources

Market overview

UPPER GROWEE is a NSW suburb offering lower 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 2.6% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

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

$1,172/wk

$43k taxable p.a.

Renters

16.1%

76.1% owner-occupier

Median age

52.0 yrs

Unemployment

5.1%

Population growth

+0.7% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

87%

7% apartments

Degree qualified

21.6%

bachelor's or higher (ABS)

Work from home

18.2%

of employed residents (ABS Census)

Median lot size

2.9 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

0.2%

Mostly long-term tenants

Market activity

Distance to CBD

167.5 km

Regional

Days on market

53 days

Slower market

Auction clearance

39.1%

Buyer's market

Walkability

20 / 100

Some errands walkable

Coastal proximity

144.0 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

10/km²

Rural / semi-rural

Schools in postcode 2849

🏫2 Primary

ACARA 2025

🏫Primary (2)

Rylstone Public School

Government · Yrs K-6

ICSEA 989

Glen Alice Public School

Government · Yrs K-6

ICSEA 908

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

94/ 100

0.7 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

949ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

9/ 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

medium

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

Properties in UPPER GROWEE

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