Girilambone NSW Property Investment
Brewarrina · 2831 · Score: 55/100 · Hold
Girilambone NSW Investment Brief
HOLD — 7.9% gross yield on a $250,000 (pending peer validation) median.
THE MARKET
Girilambone has compounded at 3.8%/yr over 5 years. Median sits in the $250,000 (pending peer validation) band today. Properties are sitting on market for 49 days (roughly balanced conditions).
- Median house: $250,000 (pending peer validation) | Units: $0
- Gross yield: 7.9% | Net yield: 6.4%
- 5yr price CAGR: 3.8%/yr | 3yr forecast: 3.4%/yr
- Population: 86 | Owner-occupier rate: 78% | Affluence: Above Average
- Supply pipeline: Moderate — Development activity consistent with long-term averages
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $380/wk | Days on market: 49 (worsening)
- 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: Standard suburban transport access
BULL CASE
If Girilambone maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $287,500 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Girilambone pull back 10-15% from $250,000, 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
- Barmedman (NSW): $245,438 median, 4.0% yield, 8.0% 1yr growth
- Lightning Ridge (NSW): $230,019 median, 6.8% yield, 40.4% 1yr growth
- White Cliffs (NSW): $189,000 median, 3.3% yield, 0.0% 1yr growth
THE PLAY
Girilambone 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 8.4%.
- Entry range: $225,000 – $275,000
- Minimum gross yield to target: 8.2%
- 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 3.8% + 10yr CAGR 13.8%
- −Population decline (-0.8%/yr) — demand headwind
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
0
2020
0
2021
4
2022
5
2023
3
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2831
Decile 6 of 10 — Average
Population
1,845
Education (IEO)
6/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on Girilambone NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $380/wk median rent for Girilambone. 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.
Analyse a Property in Girilambone
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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.