Ben Lomond NSW Property Investment
Clarence Valley · 2365 · Score: 53/100 · Hold
Ben Lomond Short-Term Rental (Airbnb) Market
Ben Lomond NSW Investment Brief
HOLD — $468,000 median with 11.4%/yr growth over 5 years.
THE MARKET
Ben Lomond has compounded at 11.4%/yr over 5 years — a house that cost $272,785 in 2021 is worth $468,000 today. Properties are sitting on market for 35 days (roughly balanced conditions). At the same growth rate, today's median reaches $802,919 by 2031.
- Median house: $468,000 | Units: $0
- Gross yield: 4.6% | Net yield: 3.1%
- 5yr price CAGR: 11.4%/yr | 3yr forecast: 10.2%/yr
- Population: 135 | Owner-occupier rate: 70% | Affluence: Below Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $410/wk | Days on market: 35 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $489/night | Occupancy: 40%
- Estimated annual STR gross: ~$71,366/yr
- vs long-term rent: $21,320/yr (+235% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Glen Innes station 31.9km away
BULL CASE
If Ben Lomond maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $538,200 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Ben Lomond pull back 10-15% from $468,000, 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
- Red Range (NSW): $420,000 median, 4.7% yield, 14.8% 1yr growth
- Werris Creek (NSW): $332,346 median, 6.0% yield, 4.7% 1yr growth
- Gladstone (NSW): $564,626 median, 4.4% yield, -18.7% 1yr growth
THE PLAY
Ben Lomond offers balanced fundamentals but does not present an urgent buying signal. The market is in a cooling 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 5.1%.
- Entry range: $421,200 – $514,800
- Minimum gross yield to target: 4.9%
- 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 11.4% + 10yr CAGR 14.5%
- −High supply pipeline (1378 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 2026-03
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
144
2020
239
2021
364
2022
313
2023
318
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2365
Decile 3 of 10 — High disadvantage
Population
3,762
Education (IEO)
4/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Ben Lomond NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $410/wk median rent for Ben Lomond. 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.
Nearby Suburbs
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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.