Coolamon NSW Property Investment
Coolamon · 2701 · Score: 51/100 · Hold
Coolamon Short-Term Rental (Airbnb) Market
Coolamon NSW Investment Brief
HOLD — 4.5% gross yield on a $556,533 (pending peer validation) median.
THE MARKET
Coolamon has compounded at 5.4%/yr over 5 years. Median sits in the $556,533 (pending peer validation) band today. Properties are sitting on market for 28 days (sellers have the leverage).
- Median house: $556,533 (pending peer validation) | Units: $532,257
- Gross yield: 4.5% | Net yield: 3.0%
- 5yr price CAGR: 5.4%/yr | 3yr forecast: 13.5%/yr
- Population: 2,275 | Owner-occupier rate: 78% | Affluence: Above 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: 28 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $479/night | Occupancy: 40%
- Estimated annual STR gross: ~$69,943/yr
- vs long-term rent: $24,960/yr (+180% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- HumeLink Transmission Line (Under Procurement)
- Transport: Coolamon Station station 0.4km away
BULL CASE
If Coolamon maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $640,013 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Coolamon pull back 10-15% from $556,533, 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
Coolamon 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 5.0%.
- Entry range: $500,880 – $612,186
- Minimum gross yield to target: 4.8%
- 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 5.4% + 10yr CAGR 3.5%
- +Active market (28 days avg)
- −High supply pipeline (128 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
22
2020
37
2021
22
2022
27
2023
20
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2701
Decile 6 of 10 — Average
Population
2,492
Education (IEO)
5/10
Econ. Resources (IER)
7/10
10-Year Investment Projection
Modelled on Coolamon NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $480/wk median rent for Coolamon. 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
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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.