NSW2644· Pop. 2,442Greater Hume

YARARA

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

$442,500

NSW VG · 2026

Rent yield

4.5%

computed from govt data

Annual growth

-1.7%

annualised from govt data

Vacancy rate

2.1%

modelled estimate

AI insights for YARARA

Investment analysis, risks & comparisons

PREMIUM

YARARA 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

$380/wk

NSW Fair Trading · Apr 2026

Demand change

+2.5%

annual shift

Yield × growth index

1.4

combined signal

Net yield (est.)

3.19%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+11.2%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$239k

2021

$260k

2022

$350k

2023

$380k

2024

$649k

2025

$450k

2026

$443k

Source: NSW VG · 2026 · all sources

Market overview

YARARA 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 4.5% 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

$1,301/wk

$59k taxable p.a.

Renters

18.7%

74.0% owner-occupier

Median age

49.0 yrs

Unemployment

3.2%

Population growth

+1.8% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

68%

14% apartments

Degree qualified

26.8%

bachelor's or higher (ABS)

Work from home

16.8%

of employed residents (ABS Census)

Median lot size

850 m²

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

2.8%

Mostly long-term tenants

Market activity

Distance to CBD

384.8 km

Regional

Days on market

35 days

Normal turnover

Auction clearance

53.9%

Balanced market

Walkability

38 / 100

Some errands walkable

Coastal proximity

239.6 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

1,399/km²

Suburban

Schools in postcode 2644

🏫2 Primary

ACARA 2025

🏫Primary (2)

Holbrook Public School

Government · Yrs K-6

ICSEA 1003

St Patrick's Primary School

Catholic · Yrs K-6

ICSEA 959

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

84/ 100

1.8 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

981ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

28/ 100

🚆 0 train🚌 11 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

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Location

Properties in YARARA

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