NSW2415· Pop. 429Dungog

UPPER KARUAH RIVER

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

$565,000

NSW VG · 2026

Rent yield

2.0%

computed from govt data

Annual growth

-25.7%

annualised from govt data

Vacancy rate

2.2%

modelled estimate

AI insights for UPPER KARUAH RIVER

Investment analysis, risks & comparisons

PREMIUM

UPPER KARUAH RIVER 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

$220/wk

NSW Fair Trading · Apr 2026

Demand change

+3.8%

annual shift

Yield × growth index

-11.8

combined signal

Net yield (est.)

4.57%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.0%

est. compound, long-run avg

10-yr growth (CAGR)

+4.8%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2021

$385k

2022

$460k

2023

$944k

2024

$599k

2025

$760k

2026

$565k

Source: NSW VG · 2026 · all sources

Market overview

UPPER KARUAH RIVER 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 2.0% with stable tenant 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

$1,366/wk

$51k taxable p.a.

Renters

19.2%

76.0% owner-occupier

Median age

50.0 yrs

Unemployment

3.9%

Population growth

+1.3% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

86%

4% apartments

Degree qualified

25.3%

bachelor's or higher (ABS)

Work from home

14.7%

of employed residents (ABS Census)

Median lot size

2.0 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

3.1%

Some Airbnb activity

Market activity

Distance to CBD

195.9 km

Regional

Days on market

61 days

Slower market

Auction clearance

31.8%

Buyer's market

Walkability

24 / 100

Some errands walkable

Coastal proximity

84.9 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

138/km²

Low density

Schools in postcode 2415

🏫1 Primary

ACARA 2025

🏫Primary (1)

Stroud Road Public School

Government · Yrs K-6

ICSEA 948

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

Below average

948ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 100

🚆 0 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

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in UPPER KARUAH RIVER

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