NSW2355· Pop. 627Tamworth

WATSONS 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

$445,000

NSW VG · 2025

Rent yield

3.5%

computed from govt data

Annual growth

27.1%

annualised from govt data

Vacancy rate

1.2%

modelled estimate

AI insights for WATSONS CREEK

Investment analysis, risks & comparisons

PREMIUM

WATSONS 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 · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$300/wk

NSW Fair Trading · Apr 2026

Demand change

+3.7%

annual shift

Yield × growth index

15.3

combined signal

Net yield (est.)

2.20%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.3%

est. compound, long-run avg

10-yr growth (CAGR)

+3.7%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$261k

2021

$313k

2022

$307k

2023

$398k

2024

$350k

2025

$445k

Source: NSW VG · 2025 · all sources

Market overview

WATSONS CREEK 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 3.5% with stable tenant demand
High annual growth of 27.1% — outperforming state average
Very low vacancy rate — high rental demand
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

$949/wk

$41k taxable p.a.

Renters

10.9%

81.4% owner-occupier

Median age

53.0 yrs

Unemployment

4.6%

Population growth

+0.7% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

85%

4% apartments

Degree qualified

18.6%

bachelor's or higher (ABS)

Work from home

17.6%

of employed residents (ABS Census)

Median lot size

2.8 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.4%

Mostly long-term tenants

Market activity

Distance to CBD

344.0 km

Regional

Days on market

46 days

Slower market

Auction clearance

30.6%

Buyer's market

Walkability

17 / 100

Car-dependent

Coastal proximity

195.0 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

72/km²

Rural / semi-rural

Schools in postcode 2355

🏫1 Primary

ACARA 2025

🏫Primary (1)

Bendemeer Public School

Government · Yrs K-6

ICSEA 920

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

13.3 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

920ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

8/ 100

🚆 0 train🚌 2 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

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Location

Properties in WATSONS CREEK

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