Googong NSW Property Investment
Snowy Monaro · 2620 · Score: 59/100 · Hold
Googong Short-Term Rental (Airbnb) Market
Googong NSW Investment Brief
BUY — $1,077,416 median with 10.6%/yr growth over 5 years.
THE MARKET
Googong has compounded at 10.6%/yr over 5 years — a house that cost $651,040 in 2021 is worth $1,077,416 today. Properties are sitting on market for 31 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,783,032 by 2031.
- Median house: $1,077,416 | Units: $678,715
- Gross yield: 4.0% | Net yield: 2.5%
- 5yr price CAGR: 10.6%/yr | 3yr forecast: 13.5%/yr
- Population: 7,444 | Owner-occupier rate: 67% | Affluence: High
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $830/wk | Days on market: 31 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $424/night | Occupancy: 40%
- Estimated annual STR gross: ~$61,949/yr
- vs long-term rent: $43,160/yr (+44% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- ACT Light Rail Stage 2B (Woden) (Announced)
- ACT Light Rail Stage 2A (Under Construction)
- Transport: Standard suburban transport access
BULL CASE
If Googong maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,239,028 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Googong pull back 10-15% from $1,077,416, 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
- Kinchela (NSW): $776,000 median, 3.2% yield, -0.5% 1yr growth
- Collombatti (NSW): $800,481 median, 3.1% yield, 11.9% 1yr growth
THE PLAY
Googong presents a compelling investment opportunity. The combination of solid fundamentals and moderate rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 4.0% and prioritise properties with value-add potential. Consider timing entry around the current recovery phase of the market cycle.
- Entry range: $969,674 – $1,185,158
- Minimum gross yield to target: 4.5%
- 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
medium confidenceBasis: 5yr CAGR 5.2%
- +Strong population growth (3.0%/yr) driving demand
- −High supply pipeline (582 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
118
2020
115
2021
139
2022
120
2023
90
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2620
Decile 8 of 10 — Low disadvantage
Population
45,604
Education (IEO)
8/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on Googong NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $830/wk median rent for Googong. 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 Googong
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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.