Hargraves NSW Property Investment
Lithgow · 2850 · Score: 55/100 · Hold
Hargraves Short-Term Rental (Airbnb) Market
Hargraves NSW Investment Brief
HOLD — $648,758 median with 25.4%/yr growth over 5 years.
THE MARKET
Hargraves has compounded at 25.4%/yr over 5 years — a house that cost $209,216 in 2021 is worth $648,758 today. Properties are sitting on market for 42 days (roughly balanced conditions). At the same growth rate, today's median reaches $2,011,733 by 2031.
- Median house: $648,758 | Units: $0
- Gross yield: 4.8% | Net yield: 3.3%
- 5yr price CAGR: 25.4%/yr | 3yr forecast: 13.5%/yr
- Population: 300 | Owner-occupier rate: 70% | 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: $600/wk | Days on market: 42 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $685/night | Occupancy: 40%
- Estimated annual STR gross: ~$99,974/yr
- vs long-term rent: $31,200/yr (+220% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Stuart Town station 34.0km away
BULL CASE
If Hargraves maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $746,072 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Hargraves pull back 10-15% from $648,758, 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
- Kunama (NSW): $457,500 median, 3.9% yield, 0.0% 1yr growth
- Lavington (NSW): $606,749 median, 4.5% yield, 21.1% 1yr growth
- Clandulla (NSW): $467,500 median, 4.0% yield, -11.6% 1yr growth
THE PLAY
Hargraves 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 5.3%.
- Entry range: $583,882 – $713,634
- Minimum gross yield to target: 5.1%
- 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 17.7% + 10yr CAGR 6.8%
- +Above-average population growth (1.6%/yr)
- −High supply pipeline (346 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
61
2020
84
2021
86
2022
83
2023
32
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2850
Decile 5 of 10 — Average
Population
19,146
Education (IEO)
3/10
Econ. Resources (IER)
6/10
10-Year Investment Projection
Modelled on Hargraves NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $600/wk median rent for Hargraves. 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.
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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.