Burrumbuttock NSW Property Investment
Federation · 2642 · Score: 62/100 · Hold
Burrumbuttock Short-Term Rental (Airbnb) Market
Burrumbuttock NSW Investment Brief
HOLD — 5.3% gross yield on a $448,984 median.
THE MARKET
Burrumbuttock has compounded at 5.8%/yr over 5 years — a house that cost $338,690 in 2021 is worth $448,984 today. Properties are sitting on market for 31 days (roughly balanced conditions). At the same growth rate, today's median reaches $595,195 by 2031.
- Median house: $448,984 | Units: $494,682
- Gross yield: 5.3% | Net yield: 3.8%
- 5yr price CAGR: 5.8%/yr | 3yr forecast: 13.5%/yr
- Population: 421 | Owner-occupier rate: 82% | Affluence: Above Average
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $455/wk | Days on market: 31 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $383/night | Occupancy: 40%
- Estimated annual STR gross: ~$55,909/yr
- vs long-term rent: $23,660/yr (+136% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Culcairn station 28.4km away
BULL CASE
If Burrumbuttock maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $516,332 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Burrumbuttock pull back 10-15% from $448,984, 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
- Gladstone (NSW): $555,200 median, 4.5% yield, -18.7% 1yr growth
- Willawarrin (NSW): $580,000 median, 4.3% yield, -13.7% 1yr growth
- Frederickton (NSW): $495,831 median, 5.1% yield, -4.8% 1yr growth
THE PLAY
Burrumbuttock offers balanced fundamentals but does not present an urgent buying signal. The market is in a stable 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 5.8%.
- Entry range: $404,086 – $493,882
- Minimum gross yield to target: 5.6%
- Watch signal: vacancy dropping below 2% and days on market holding under 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 5.8% + 10yr CAGR 5.6%
- +Strong population growth (2.7%/yr) driving demand
- −High supply pipeline (288 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
50
2020
76
2021
68
2022
50
2023
44
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2642
Decile 7 of 10 — Average
Population
5,476
Education (IEO)
6/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on Burrumbuttock NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $455/wk median rent for Burrumbuttock. 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 Burrumbuttock
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Burrumbuttock.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.