Borroloola NT Property Investment
Roper Gulf · 0854 · Score: 38/100 · Caution
Borroloola Short-Term Rental (Airbnb) Market
Borroloola NT Investment Brief
CAUTION — $352,293 (pending peer validation) median with 20.0%/yr growth over 5 years.
THE MARKET
Borroloola has compounded at 20.0%/yr over 5 years. Median sits in the $352,293 (pending peer validation) band today. Properties are sitting on market for 45 days (roughly balanced conditions).
- Median house: $352,293 (pending peer validation) | Units: $0
- Gross yield: 0.5% | Net yield: -1.0%
- 5yr price CAGR: 20.0%/yr | 3yr forecast: 22.5%/yr
- Population: 755 | Owner-occupier rate: 13% | Affluence: Low
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $33/wk | Days on market: 45 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $162/night | Occupancy: 30%
- Estimated annual STR gross: ~$17,960/yr
- vs long-term rent: $1,716/yr (+947% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If Borroloola maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $405,137 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Borroloola pull back 10-15% from $352,293, 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
- Daly River (NT): $301,492 median, 1.4% yield, 0.0% 1yr growth
- Mataranka (NT): $272,172 median, 1.5% yield, 0.0% 1yr growth
- Batchelor (NT): $264,666 median, 5.9% yield, 8.4% 1yr growth
THE PLAY
Borroloola carries elevated risk that outweighs potential returns at current levels. A growth market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.
- Entry range: $317,064 – $387,522
- 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
low confidenceBasis: 1yr growth 25.0% (heavily discounted — volatile)
- −Population decline (-2.8%/yr) — demand headwind
- −Moderate supply pipeline (98 approvals)
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
38
2020
17
2021
8
2022
20
2023
15
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 0854
Decile 1 of 10 — High disadvantage
Population
755
Education (IEO)
1/10
Econ. Resources (IER)
1/10
10-Year Investment Projection
Modelled on Borroloola NT data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $33/wk median rent for Borroloola. Capital growth and rent increase are editable assumptions.
Analyse a Property in Borroloola
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Borroloola.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.