Coutts Crossing NSW Property Investment
Richmond Valley · 2460 · Score: 48/100 · Caution
Coutts Crossing Short-Term Rental (Airbnb) Market
Coutts Crossing NSW Investment Brief
## 1. Investment Verdict Avoid – the decisive figure is the ‑5.9 % 1‑year price change, showing that property values have slipped in the most recent period.
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## 2. Market Overview - Median house price: $558,232 - Median unit price: $266,947
- Growth trend
- Days on market: *not supplied* – we cannot comment on speed of sales.
Signal: The negative 1‑year growth puts the market in a buyer’s market phase. Sellers will need to price competitively, while buyers can negotiate below the median levels. The longer‑term CAGR and forecast suggest the suburb has historically performed well, but the recent dip adds short‑term risk.
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## 3. Rental Market - Median weekly rent: $520 / wk - Gross rental yield: 4.8 %
- Vacancy rate: *not supplied*
- Demand rating: *not supplied*
Interpretation: A 4.8 % gross yield sits near the lower end of the “good‑yield” band (typically 5 %+). Without vacancy data we cannot gauge tightness, but the modest yield implies moderate investor appeal at present.
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## 4. Short‑Term Rental (STR) Opportunity No STR‑specific data (nightly rate, occupancy, revenue) are provided. With only the long‑term rent figure available, we cannot reliably model an STR scenario. Long‑term rental (LTR) remains the default strategy until STR market intelligence emerges.
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## 5. Infrastructure & Growth Drivers The data set does not list any current projects, transport upgrades, or major employers. The 13.5 % 3‑year growth forecast hints at anticipated demand, but without concrete drivers we cannot attribute the outlook to specific infrastructure or employment factors.
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## 6. Bull Case If the 3‑year forecast of 13.5 % pa materialises:
| Asset | Current Median | Projected 3‑yr Median* |
|---|---|---|
| House | $558,232 | ≈ $817,000 |
| Unit | $266,947 | ≈ $390,000 |
\*Calculated as Median × (1 + 0.135)³.
In this scenario, capital growth alone could lift a $558k house to roughly $820k, delivering a ~47 % total return over three years (ignoring cash flow). Rental yield would need to improve to sustain attractive total returns.
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7. Risks
| Risk | Quantified Concern |
|---|---|
| Price decline | 1‑yr change of ‑5.9 % shows recent downward pressure. |
| Yield pressure | Gross yield at 4.8 % may not cover financing costs if rates rise. |
| Vacancy uncertainty | Vacancy rate not disclosed – could be higher than implied by the modest yield. |
| Supply pipeline | No data on upcoming housing supply; a surge could further depress prices. |
| Interest‑rate sensitivity | With yields under 5 %, any increase in borrowing costs erodes net cash flow. |
| Economic base | No information on major employers; reliance on a single industry would amplify downside if that sector falters. |
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8. The Play
- Entry range: Target purchases around the median – $540k–$580k for houses and $250k–$280k for units.
- Minimum yield target: ≥ 5 % gross to provide a buffer against rate hikes and vacancy risk.
- Watch signals:
- Recommended strategy: Avoid new acquisitions until the short‑term price trend reverses and/or yield improves. If the 13.5 % growth forecast begins to materialise and yields climb above 5 %, consider entering at the lower end of the median range, preferably with a cash‑flow‑positive LTR position.
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*All statements rely exclusively on the supplied data; no external figures have been introduced.*
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 16.9% + 10yr CAGR 2.3%
- −High supply pipeline (292 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 2026-06
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
56
2020
72
2021
57
2022
46
2023
61
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2460
Decile 2 of 10 — High disadvantage
Population
31,079
Education (IEO)
1/10
Econ. Resources (IER)
3/10
10-Year Investment Projection
Modelled on Coutts Crossing NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $520/wk median rent for Coutts Crossing. 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.