Goulburn North NSW Property Investment

CAUTION — 2.8% gross yield on a $926,000 (single source — OnTheHouse only, no peer to validate) median.

Goulburn North has compounded at 5.6%/yr over 5 years. Median sits in the $926,000 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 45 days (roughly balanced conditions).

• Median house: $926,000 (single source — OnTheHouse only, no peer to validate) | Units: $0
• Gross yield: 2.8% | Net yield: 1.3%
• 5yr price CAGR: 5.6%/yr | 3yr forecast: 5.0%/yr
• Population: 31,629 | Owner-occupier rate: 68% | Affluence: 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: $561/night | Occupancy: 40%
• Estimated annual STR gross: ~$81,942/yr
• vs long-term rent: $26,000/yr (+215% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Goulburn Station station 2.0km away

If Goulburn North maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,064,900 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Goulburn North pull back 10-15% from $926,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

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

• Mount Druitt (NSW): $1,132,714 median, 2.9% yield, 22.1% 1yr growth
• Mount Warrigal (NSW): $902,034 median, 4.3% yield, 2.8% 1yr growth
• Dharruk (NSW): $902,029 median, 3.2% yield, 7.5% 1yr growth

Goulburn North carries elevated risk that outweighs potential returns at current levels. A stable 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: $833,400 – $1,018,600
• 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.