Coleambally NSW Property Investment
Murrumbidgee · 2707 · Score: 48/100 · Caution
Coleambally 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.
Coleambally NSW Investment Brief
## 1. Investment Verdict Hold – the Investment Scorecard of 48 / 100 (Caution) is the single number that drives the recommendation. It signals modest upside potential but also enough uncertainty to merit a wait‑and‑see approach.
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2. Market Overview
| Metric | Value | Comment |
|---|---|---|
| Median house price | approximately $355,000 | Approximate figure – the market sits in the low‑to‑mid $300k band. |
| Median unit price | $260,220 | Units trade considerably cheaper than houses. |
| Growth trend | *Data not supplied* | Without recent price‑change data we cannot quantify growth. |
| Days on market | *Data not supplied* | Lack of turnover information limits insight into buyer vs. seller momentum. |
Signal: With only price levels available, the market appears price‑sensitive. The low median house price suggests affordability for first‑home buyers, but the absence of growth and turnover data means we cannot confirm whether buyers or sellers hold the advantage today.
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3. Rental Market
| Metric | Value | Comment |
|---|---|---|
| Vacancy rate | *Data not supplied* | Cannot assess rental tightness. |
| Median weekly rent (house) | *Data not supplied* | No basis to calculate yield. |
| Median weekly rent (unit) | *Data not supplied* | – |
| Gross rental yield | *Data not supplied* | Yield calculation requires rent data. |
| Demand rating | *Data not supplied* | No explicit demand score. |
Implication for investors: Because rental income figures are missing, we cannot determine whether the rental market currently offers attractive yields. Investors should obtain up‑to‑date rent and vacancy data before committing capital.
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4. Short‑Term Rental (STR) Opportunity
| Metric | Value | Comment |
|---|---|---|
| STR nightly rate | *Data not supplied* | – |
| Occupancy rate | *Data not supplied* | – |
| Estimated annual STR revenue | *Data not supplied* | – |
Conclusion: With no STR metrics available, we cannot compare long‑term rental (LTR) versus short‑term rental performance. A prudent approach is to treat LTR as the default until reliable STR data emerges.
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5. Infrastructure & Growth Drivers
*No specific projects, transport upgrades, or major employers are listed in the supplied data.* Consequently, we cannot point to concrete demand catalysts or constraints for Coleambally at this time. Investors should monitor local council releases and regional development plans for any upcoming infrastructure that could shift the supply‑demand balance.
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6. Bull Case
If the suburb receives a new infrastructure investment (e.g., a road upgrade or a large agribusiness expansion) and rental demand strengthens, the following upside scenario could materialise:
| Scenario | Assumption | Result |
|---|---|---|
| Price appreciation | Median house price rises 10 % | From ≈ $355,000 to ≈ $390,500 |
| Rental uplift | Weekly rent increases 8 % (hypothetical) | Improves gross yield proportionally |
| STR upside | Nightly rate of $120 with 65 % occupancy (hypothetical) | Generates ≈ $28,500 p.a. gross revenue |
These figures are illustrative only; they depend on the emergence of genuine demand drivers.
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7. Risks
| Risk | Quantified aspect (if any) | Explanation |
|---|---|---|
| Vacancy risk | *No vacancy data* | Without vacancy rates we cannot gauge the likelihood of prolonged empty periods. |
| Single‑employer dependency | *No employer data* | If the local economy relies on one large employer, any downsizing could depress both sale and rental markets. |
| Supply pipeline | *No new‑supply data* | Unidentified future developments could increase inventory and pressure prices. |
| Interest‑rate sensitivity | *General market factor* | At a median house price of ≈ $355,000, higher rates could reduce buyer affordability and slow price growth. |
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8. The Play
| Element | Detail |
|---|---|
| Entry range | Target purchases around the approximate median house price of $355,000 (or lower for units at $260,220). |
| Minimum yield to target | Unable to calculate without rent data; investors should seek current weekly rent figures and aim for a gross yield of ≥ 5 % as a baseline. |
| Watch signals | • Announcement of regional infrastructure (roads, water, broadband). <br>• New major employer or expansion of existing agribusiness. <br>• Release of up‑to‑date rental vacancy and rent data. |
| Recommended strategy | • Hold existing positions while gathering missing data (rents, vacancy, days on market). <br>• If rental yields exceed 5 % and price growth signs appear, consider incremental acquisition at or below the median. <br>• Keep a tight watch on interest‑rate movements and any supply‑side announcements. |
*Bottom line:* Coleambally’s low median house price offers affordability, but the lack of concrete rental, growth, and infrastructure data means investors should adopt a cautious hold stance until further market intelligence becomes available.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 9.3% + 10yr CAGR 3.9%
- −Population decline (-2.8%/yr) — demand headwind
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
4
2020
4
2021
4
2022
7
2023
7
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2707
Decile 7 of 10 — Average
Population
1,167
Education (IEO)
6/10
Econ. Resources (IER)
7/10
10-Year Investment Projection
Modelled on Coleambally NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $400/wk median rent for Coleambally. 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.