NSW2651· Pop. 3,081Wagga Wagga

WAGGA WAGGA RAAF

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

$580,000

NSW VG · 2026

Rent yield

4.8%

computed from govt data

Annual growth

-14.6%

annualised from govt data

Vacancy rate

2.1%

modelled estimate

AI insights for WAGGA WAGGA RAAF

Investment analysis, risks & comparisons

PREMIUM

WAGGA WAGGA RAAF 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$530/wk

NSW Fair Trading · Apr 2026

Demand change

+3.0%

annual shift

Yield × growth index

-4.9

combined signal

Net yield (est.)

3.35%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+10.6%

est. compound, long-run avg

10-yr growth (CAGR)

+7.8%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$298k

2021

$350k

2022

$444k

2023

$523k

2024

$518k

2025

$679k

2026

$580k

Source: NSW VG · 2026 · all sources

Market overview

WAGGA WAGGA RAAF 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 4.8% 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

$1,788/wk

$60k taxable p.a.

Renters

35.5%

62.8% owner-occupier

Median age

25.0 yrs

Unemployment

3.9%

Population growth

+1.9% p.a.

Investor-owned

7.0%

of all dwellings (ATO)

Houses

71%

14% apartments

Degree qualified

26.9%

bachelor's or higher (ABS)

Work from home

17.3%

of employed residents (ABS Census)

Median lot size

860 m²

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

1.3%

Mostly long-term tenants

Market activity

Distance to CBD

372.1 km

Regional

Days on market

35 days

Normal turnover

Auction clearance

54.4%

Balanced market

Walkability

39 / 100

Some errands walkable

Coastal proximity

290.6 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

506/km²

Suburban

Schools in postcode 2651

🏫1 Primary

ACARA 2025

🏫Primary (1)

Forest Hill Public School

Government · Yrs K-6

ICSEA 941

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

High crime

0/ 100

30.5 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

941ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Limited

29/ 100

🚆 0 train🚌 12 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in WAGGA WAGGA RAAF

View listings

Local professionals

Connect with agents and building inspectors who operate in WAGGA WAGGA RAAF. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium