Bedgerabong NSW Property Investment

CAUTION — $624,000–$930,000 (sources disagree, range shown — do NOT quote a single number) median with 35.9%/yr growth over 5 years.

Bedgerabong has compounded at 35.9%/yr over 5 years. Median sits in the $624,000–$930,000 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 60 days (buyers have negotiating room).

• Median house: $624,000–$930,000 (sources disagree, range shown — do NOT quote a single number) | Units: $0
• Gross yield: 2.4% | Net yield: 0.8%
• 5yr price CAGR: 35.9%/yr | 3yr forecast: 13.5%/yr
• Population: 127 | Owner-occupier rate: 67% | Affluence: Below Average

• Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline

• Vacancy: 3.0% (stable) | Rental demand: Moderate
• Median weekly rent: $420/wk | Days on market: 60 (worsening)
• Tenant market — vacancy elevated, negotiate hard on rent.

• Median nightly rate: $511/night | Occupancy: 40%
• Estimated annual STR gross: ~$74,624/yr
• vs long-term rent: $21,840/yr (+242% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Forbes Railway Station station 29.0km away

If Bedgerabong maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,069,500 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Bedgerabong pull back 10-15% from $930,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

• Distance from CBD may limit long-term capital growth potential

• Blackett (NSW): $920,447 median, 2.9% yield, 9.7% 1yr growth
• Dharruk (NSW): $909,451 median, 3.1% yield, 7.5% 1yr growth
• Bidwill (NSW): $931,236 median, 2.9% yield, 7.6% 1yr growth

Bedgerabong carries elevated risk that outweighs potential returns at current levels. A boom market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.

• Entry range: $837,000 – $1,023,000
• Minimum gross yield to target: 4.5%
• Watch signal: vacancy dropping below 2% and days on market falling below 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.