Carroll NSW Property Investment
Liverpool Plains · 2340 · Score: 51/100 · Hold
Carroll Short-Term Rental (Airbnb) Market
Carroll NSW Investment Brief
HOLD — 6.7% gross yield on a $372,381 median.
THE MARKET
Carroll has compounded at 2.4%/yr over 5 years — a house that cost $330,741 in 2021 is worth $372,381 today. Properties are sitting on market for 36 days (roughly balanced conditions). At the same growth rate, today's median reaches $419,264 by 2031.
- Median house: $372,381 | Units: $245,406
- Gross yield: 6.7% | Net yield: 5.2%
- 5yr price CAGR: 2.4%/yr | 3yr forecast: 13.5%/yr
- Population: 305 | Owner-occupier rate: 63% | Affluence: Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $480/wk | Days on market: 36 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $514/night | Occupancy: 40%
- Estimated annual STR gross: ~$75,072/yr
- vs long-term rent: $24,960/yr (+201% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Gunnedah Station station 19.2km away
BULL CASE
If Carroll maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $428,238 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Carroll pull back 10-15% from $372,381, 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
- Werris Creek (NSW): $342,492 median, 5.8% yield, 4.7% 1yr growth
- East Kempsey (NSW): $480,884 median, 5.1% yield, 14.3% 1yr growth
- Red Range (NSW): $420,000 median, 4.7% yield, 14.8% 1yr growth
THE PLAY
Carroll 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 7.2%.
- Entry range: $335,143 – $409,619
- Minimum gross yield to target: 7.0%
- 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 2.4% + 10yr CAGR 2.5%
- −Moderate supply pipeline (60 approvals)
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
10
2020
14
2021
10
2022
20
2023
6
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2340
Decile 3 of 10 — High disadvantage
Population
52,436
Education (IEO)
3/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Carroll NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $480/wk median rent for Carroll. 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 Carroll
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.