Broadmeadow NSW Property Investment
Newcastle · 2292 · Score: 57/100 · Hold
Broadmeadow Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Broadmeadow NSW Investment Brief
HOLD — $1,187,234 (pending peer validation) median with 8.4%/yr growth over 5 years.
THE MARKET
Broadmeadow has compounded at 8.4%/yr over 5 years. Median sits in the $1,187,234 (pending peer validation) band today. Properties are sitting on market for 169 days (buyers have negotiating room).
- Median house: $1,187,234 (pending peer validation) | Units: $771,037
- Gross yield: 3.1% | Net yield: 1.6%
- 5yr price CAGR: 8.4%/yr | 3yr forecast: 13.5%/yr
- Population: 1,688 | Owner-occupier rate: 58% | Affluence: High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.9% (stable) | Rental demand: Moderate
- Median weekly rent: $698/wk | Days on market: 169 (worsening)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $434/night | Occupancy: 40%
- Estimated annual STR gross: ~$63,401/yr
- vs long-term rent: $36,296/yr (+75% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Newcastle Inner City Bypass (Under Construction)
- Hunter Valley Coal Chain Capacity Expansion (Under Procurement)
- Transport: Broadmeadow Station station 0.2km away
BULL CASE
If Broadmeadow maintains 3%+ annual growth and vacancy stays below 2.0%, median prices could reach $1,365,319 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Broadmeadow pull back 10-15% from $1,187,234, 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
- Merrylands (NSW): $1,393,157 median, 2.8% yield, -0.9% 1yr growth
- Guildford West (NSW): $1,243,404 median, 3.4% yield, 8.8% 1yr growth
- Georges Hall (NSW): $1,400,285 median, 3.4% yield, 7.7% 1yr growth
THE PLAY
Broadmeadow offers balanced fundamentals but does not present an urgent buying signal. The market is in a above_trend 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 4.0%.
- Entry range: $1,068,511 – $1,305,957
- 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: 5yr CAGR 8.4% + 10yr CAGR 6.8%
- +Premium transport infrastructure — supports long-term capital growth
- −Slow market (169 days avg) — buyer hesitancy
- −High supply pipeline (4922 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 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
1,561
2020
1,138
2021
600
2022
696
2023
927
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2292
Decile 6 of 10 — Average
Population
2,622
Education (IEO)
8/10
Econ. Resources (IER)
2/10
10-Year Investment Projection
Modelled on Broadmeadow NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $698/wk median rent for Broadmeadow. 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.