NSW2318· Pop. 13,667Port Stephens

WILLIAMTOWN

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

$1,085,000

NSW VG · 2026

Rent yield

3.2%

computed from govt data

Annual growth

0.7%

annualised from govt data

Vacancy rate

2.0%

modelled estimate

AI insights for WILLIAMTOWN

Investment analysis, risks & comparisons

PREMIUM

WILLIAMTOWN 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

$675/wk

NSW Fair Trading · Apr 2026

Demand change

+3.1%

annual shift

Yield × growth index

1.9

combined signal

Net yield (est.)

3.26%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+9.0%

est. compound, long-run avg

10-yr growth (CAGR)

+4.7%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$548k

2021

$705k

2022

$803k

2023

$866k

2024

$950k

2025

$1078k

2026

$1085k

Source: NSW VG · 2026 · all sources

Market overview

WILLIAMTOWN is a NSW suburb offering lower 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 3.2% 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

$1,844/wk

$57k taxable p.a.

Renters

19.2%

78.9% owner-occupier

Median age

40.0 yrs

Unemployment

3.4%

Population growth

+1.6% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

88%

8% apartments

Degree qualified

36.0%

bachelor's or higher (ABS)

Work from home

14.4%

of employed residents (ABS Census)

Median lot size

800 m²

Large block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

4.7%

Some Airbnb activity

Market activity

Distance to CBD

136.0 km

Regional

Days on market

49 days

Slower market

Auction clearance

45.9%

Buyer's market

Walkability

52 / 100

Very walkable

Coastal proximity

18.8 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

210/km²

Low density

Schools in postcode 2318

🏫3 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (3)

Medowie Public School

Government · Yrs K-6

ICSEA 994

Wirreanda Public School

Government · Yrs K-6

ICSEA 988

Salt Ash Public School

Government · Yrs K-6

ICSEA 904

🎓Secondary (1)

Catherine McAuley Catholic College

Catholic · Yrs 7-12

ICSEA 1019

📚Combined (1)

Medowie Christian School

Independent · Yrs K-12

ICSEA 1038

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

93/ 100

0.8 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

989ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

26/ 100

🚆 0 train🚌 9 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

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

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in WILLIAMTOWN

View listings

Local professionals

Connect with agents and building inspectors who operate in WILLIAMTOWN. 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