NSW2790· Pop. 15,452Blue Mountains

VALE OF CLWYDD

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

$555,000

NSW VG · 2026

Rent yield

4.1%

computed from govt data

Annual growth

-3.9%

annualised from govt data

Vacancy rate

2.2%

modelled estimate

AI insights for VALE OF CLWYDD

Investment analysis, risks & comparisons

PREMIUM

VALE OF CLWYDD 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

$440/wk

NSW Fair Trading · Apr 2026

Demand change

+4.4%

annual shift

Yield × growth index

0.1

combined signal

Net yield (est.)

3.39%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.0%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$367k

2021

$415k

2022

$495k

2023

$500k

2024

$570k

2025

$578k

2026

$555k

Source: NSW VG · 2026 · all sources

Market overview

VALE OF CLWYDD 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 4.1% 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

$1,184/wk

$54k taxable p.a.

Renters

26.1%

69.1% owner-occupier

Median age

47.0 yrs

Unemployment

4.8%

Population growth

+1.2% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

83%

10% apartments

Degree qualified

31.2%

bachelor's or higher (ABS)

Work from home

18.0%

of employed residents (ABS Census)

Median lot size

660 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

4.5%

Some Airbnb activity

Market activity

Distance to CBD

103.7 km

Regional

Days on market

42 days

Normal turnover

Auction clearance

48.3%

Buyer's market

Walkability

45 / 100

Very walkable

Coastal proximity

103.7 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

1,327/km²

Suburban

Schools in postcode 2790

🏫6 Primary🎓2 Secondary

ACARA 2025

🏫Primary (6)

Hampton Public School

Government · Yrs K-6

ICSEA 1068

St Patrick's Catholic Primary School Lithgow

Catholic · Yrs K-6

ICSEA 993

Zig Zag Public School

Government · Yrs K-6

ICSEA 934

Lithgow Public School

Government · Yrs K-6

ICSEA 919

Cooerwull Public School

Government · Yrs K-6

ICSEA 906

Cullen Bullen Public School

Government · Yrs K-6

ICSEA 790

🎓Secondary (2)

La Salle Academy Lithgow

Catholic · Yrs 7-12

ICSEA 980

Lithgow High School

Government · Yrs 7-12

ICSEA 918

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

98/ 100

0.3 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

939ICSEA · national avg 1000

8 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

23/ 100

🚆 0 train🚌 7 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

none

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in VALE OF CLWYDD

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