NSW2482· Pop. 6,967Byron

UPPER WILSONS 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

$1,100,000

NSW VG · 2026

Rent yield

3.6%

computed from govt data

Annual growth

-22.8%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for UPPER WILSONS CREEK

Investment analysis, risks & comparisons

PREMIUM

UPPER WILSONS 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

$770/wk

NSW Fair Trading · Apr 2026

Demand change

+2.8%

annual shift

Yield × growth index

-9.6

combined signal

Net yield (est.)

3.60%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-3.1%

est. compound, long-run avg

10-yr growth (CAGR)

+4.6%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$859k

2021

$1290k

2022

$1135k

2023

$1050k

2024

$1250k

2025

$1425k

2026

$1100k

Source: NSW VG · 2026 · all sources

Market overview

UPPER WILSONS 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

$1,333/wk

$52k taxable p.a.

Renters

27.1%

68.9% owner-occupier

Median age

46.0 yrs

Unemployment

5.8%

Population growth

+1.4% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

86%

3% apartments

Degree qualified

27.9%

bachelor's or higher (ABS)

Work from home

13.3%

of employed residents (ABS Census)

Median lot size

1.7 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

0.2%

Mostly long-term tenants

Market activity

Distance to CBD

629.9 km

Regional

Days on market

66 days

Slower market

Auction clearance

30.1%

Buyer's market

Walkability

27 / 100

Some errands walkable

Coastal proximity

41.2 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

25/km²

Rural / semi-rural

Schools in postcode 2482

🏫6 Primary🎓1 Secondary📚2 Combined

ACARA 2025

🏫Primary (6)

Goonengerry Public School

Government · Yrs K-6

ICSEA 1048

Wilsons Creek Public School

Government · Yrs K-6

ICSEA 1041

St John's Primary School

Catholic · Yrs K-6

ICSEA 1038

Mullumbimby Public School

Government · Yrs K-6

ICSEA 1026

Main Arm Upper Public School

Government · Yrs K-6

ICSEA 1016

Upper Coopers Creek Public School

Government · Yrs K-6

ICSEA 1003

🎓Secondary (1)

Mullumbimby High School

Government · Yrs 7-12

ICSEA 1019

📚Combined (2)

Shearwater, the Mullumbimby Steiner School

Independent · Yrs K-12

ICSEA 1070

Hinterland Christian College

Independent · Yrs K-10

ICSEA 1048

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

Moderate

68/ 100

3.4 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1034ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

16/ 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

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 WILSONS CREEK

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