NSW2400· Pop. 9,708Gwydir

YARRAMAN

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

$350,000

NSW VG · 2026

Rent yield

5.7%

computed from govt data

Annual growth

-9.1%

annualised from govt data

Vacancy rate

1.3%

modelled estimate

AI insights for YARRAMAN

Investment analysis, risks & comparisons

PREMIUM

YARRAMAN 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

+1.8%

annual shift

Yield × growth index

-1.7

combined signal

Net yield (est.)

2.38%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.7%

est. compound, long-run avg

10-yr growth (CAGR)

+4.9%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Real

0.7%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$243k

2021

$279k

2022

$255k

2023

$295k

2024

$500k

2025

$385k

2026

$350k

Source: NSW VG · 2026 · all sources

Market overview

YARRAMAN is a NSW suburb offering high 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

Strong rental yield of 5.7%
Very low vacancy rate — high rental 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

$1,592/wk

$50k taxable p.a.

Renters

35.7%

56.7% owner-occupier

Median age

38.0 yrs

Unemployment

6.3%

Population growth

+1.3% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

92%

4% apartments

Degree qualified

29.8%

bachelor's or higher (ABS)

Work from home

14.6%

of employed residents (ABS Census)

Median lot size

2.0 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

0.5%

Mostly long-term tenants

Market activity

Distance to CBD

515.8 km

Regional

Days on market

71 days

Slower market

Auction clearance

31.4%

Buyer's market

Walkability

29 / 100

Some errands walkable

Coastal proximity

363.6 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

40/km²

Rural / semi-rural

Schools in postcode 2400

🏫5 Primary🎓1 Secondary📚2 Combined⭐1 Special

ACARA 2025

🏫Primary (5)

Bullarah Public School

Government · Yrs K-6

ICSEA 887

Mallawa Public School

Government · Yrs K-6

ICSEA 874

Moree Public School

Government · Yrs K-6

ICSEA 862

Moree East Public School

Government · Yrs K-6

ICSEA 689

Tulloona Public School

Government · Yrs K-6

🎓Secondary (1)

Moree Secondary College

Government · Yrs 7-12

ICSEA 771

📚Combined (2)

Moree Christian School

Independent · Yrs K-11

ICSEA 1002

St Philomena's School

Catholic · Yrs K-10

ICSEA 952

⭐Special (1)

Barwon Learning Centre

Government · Yrs U

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

100/ 100

0.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Disadvantaged

862ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

17/ 100

🚆 0 train🚌 5 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

high

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 YARRAMAN

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