Clunes NSW Property Investment
Ballina · 2480 · Score: 54/100 · Hold
Clunes Short-Term Rental (Airbnb) Market
Clunes NSW Investment Brief
HOLD — $1,132,772 median with 11.6%/yr growth over 5 years.
THE MARKET
Clunes has compounded at 11.6%/yr over 5 years — a house that cost $654,367 in 2021 is worth $1,132,772 today. Properties are sitting on market for 39 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,960,936 by 2031.
- Median house: $1,132,772 | Units: $698,232
- Gross yield: 3.9% | Net yield: 2.4%
- 5yr price CAGR: 11.6%/yr | 3yr forecast: 13.5%/yr
- Population: 907 | Owner-occupier rate: 70% | 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: $850/wk | Days on market: 39 (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: Heritage Park station 15.2km away
BULL CASE
If Clunes maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,302,688 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Clunes pull back 10-15% from $1,132,772, 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
- Lake Illawarra (NSW): $982,570 median, 3.4% yield, 10.6% 1yr growth
- Collombatti (NSW): $800,481 median, 3.1% yield, 11.9% 1yr growth
- Blackett (NSW): $920,447 median, 2.9% yield, 9.7% 1yr growth
THE PLAY
Clunes offers balanced fundamentals but does not present an urgent buying signal. The market is in a boom 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 4.4%.
- Entry range: $1,019,495 – $1,246,049
- 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.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 18.7% + 10yr CAGR 9.2%
- −High supply pipeline (1596 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
433
2020
361
2021
270
2022
310
2023
222
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2480
Decile 4 of 10 — Average
Population
45,938
Education (IEO)
5/10
Econ. Resources (IER)
3/10
10-Year Investment Projection
Modelled on Clunes NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $850/wk median rent for Clunes. 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 Clunes
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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.