Bulahdelah NSW Property Investment
Mid-Coast · 2423 · Score: 56/100 · Hold
Bulahdelah Short-Term Rental (Airbnb) Market
Bulahdelah NSW Investment Brief
HOLD — 4.8% gross yield on a $566,361 (pending peer validation) median.
THE MARKET
Median house price in Bulahdelah sits at $566,361 (pending peer validation) with 37 days on market and a 3.0% vacancy rate. This is a tenant-favourable market right now.
- Median house: $566,361 (pending peer validation) | Units: $505,811
- Gross yield: 4.8% | Net yield: 3.3%
- 5yr price CAGR: -8.6%/yr | 3yr forecast: 13.5%/yr
- Population: 1,538 | Owner-occupier rate: 79% | Affluence: Below Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $520/wk | Days on market: 37 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
Insufficient STR data for this suburb. Run a specific address analysis for property-level STR projections.
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Dungog station 42.2km away
BULL CASE
If Bulahdelah maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $651,315 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Bulahdelah pull back 10-15% from $566,361, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Hat Head (NSW): $678,789 median, 3.6% yield, 37.5% 1yr growth
- Aldavilla (NSW): $591,435 median, 4.2% yield, 3.4% 1yr growth
- Dondingalong (NSW): $607,500 median, 4.1% yield, -8.5% 1yr growth
THE PLAY
Bulahdelah offers balanced fundamentals but does not present an urgent buying signal. The market is in a recovery phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 5.3%.
- Entry range: $509,725 – $622,997
- Minimum gross yield to target: 5.1%
- 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.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 8.8% + 10yr CAGR 5.7%
- +Above-average population growth (2.1%/yr)
- −High supply pipeline (2566 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
414
2020
527
2021
572
2022
540
2023
513
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2423
Decile 2 of 10 — High disadvantage
Population
3,297
Education (IEO)
2/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Bulahdelah NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $520/wk median rent for Bulahdelah. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in Bulahdelah
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Bulahdelah.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.