Baryulgil NSW Property Investment

CAUTION — $685,000 (single source — OnTheHouse only, no peer to validate) median with 15.5%/yr growth over 5 years.

Baryulgil has compounded at 15.5%/yr over 5 years. Median sits in the $685,000 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 45 days (roughly balanced conditions).

• Median house: $685,000 (single source — OnTheHouse only, no peer to validate) | Units: $0
• Gross yield: 3.8% | Net yield: 2.3%
• 5yr price CAGR: 15.5%/yr | 3yr forecast: 13.5%/yr
• Population: 20 | Owner-occupier rate: 71% | Affluence: Below Average

• Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline

• Vacancy: 3.0% (stable) | Rental demand: Moderate
• Median weekly rent: $500/wk | Days on market: 45 (stable)
• Tenant market — vacancy elevated, negotiate hard on rent.

• Median nightly rate: $709/night | Occupancy: 40%
• Estimated annual STR gross: ~$103,496/yr
• vs long-term rent: $26,000/yr (+298% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Casino Station station 58.1km away

If Baryulgil maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $787,750 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Baryulgil pull back 10-15% from $685,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

• Distance from CBD may limit long-term capital growth potential

• Berkeley (NSW): $811,801 median, 4.2% yield, 1.3% 1yr growth
• Harwood (NSW): $667,000 median, 3.5% yield, -8.6% 1yr growth
• Reddestone (NSW): $546,500 median, 3.6% yield, -3.8% 1yr growth

Baryulgil carries elevated risk that outweighs potential returns at current levels. A boom 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: $616,500 – $753,500
• 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.