NSW2700· Pop. 4,873Leeton

UROLY

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

$460,000

NSW VG · 2026

Rent yield

4.0%

computed from govt data

Annual growth

14.3%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for UROLY

Investment analysis, risks & comparisons

PREMIUM

UROLY 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

$350/wk

NSW Fair Trading · Apr 2026

Demand change

+4.0%

annual shift

Yield × growth index

9.1

combined signal

Net yield (est.)

3.08%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+14.4%

est. compound, long-run avg

10-yr growth (CAGR)

+6.8%

est. compound, long-run avg

Rental demand

47 / 100

Moderate demand

Supply pipeline

Real

1.2%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$179k

2021

$235k

2022

$280k

2023

$319k

2024

$359k

2025

$403k

2026

$460k

Source: NSW VG · 2026 · all sources

Market overview

UROLY is a NSW suburb offering moderate 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

Rental yield 4.0% with stable tenant demand
High annual growth of 14.3% — outperforming state average
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

$1,164/wk

$38k taxable p.a.

Renters

26.3%

69.1% owner-occupier

Median age

44.0 yrs

Unemployment

5.2%

Population growth

+0.4% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

80%

5% apartments

Degree qualified

17.3%

bachelor's or higher (ABS)

Work from home

16.6%

of employed residents (ABS Census)

Median lot size

2.5 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.8%

Mostly long-term tenants

Market activity

Distance to CBD

464.5 km

Regional

Days on market

43 days

Normal turnover

Auction clearance

33.5%

Buyer's market

Walkability

16 / 100

Car-dependent

Coastal proximity

341.6 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

127/km²

Low density

Schools in postcode 2700

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

St Joseph's Primary School

Catholic · Yrs K-6

ICSEA 989

Narrandera East Infants School

Government · Yrs K-2

ICSEA 884

Narrandera Public School

Government · Yrs K-6

ICSEA 853

🎓Secondary (1)

Narrandera High School

Government · Yrs 7-12

ICSEA 889

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

85/ 100

1.7 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

904ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

8/ 100

🚆 0 train🚌 1 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

low

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

Fetching live data…

Location

Properties in UROLY

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