Gum Flat NSW Property Investment
Gwydir · 2360 · Score: 51/100 · Hold
Gum Flat 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.
Gum Flat NSW Investment Brief
HOLD — $800,000 (single source — OnTheHouse only, no peer to validate) median with 14.1%/yr growth over 5 years.
THE MARKET
Gum Flat has compounded at 14.1%/yr over 5 years. Median sits in the $800,000 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 15 days (sellers have the leverage).
- Median house: $800,000 (single source — OnTheHouse only, no peer to validate) | Units: $299,500
- Gross yield: 2.7% | Net yield: 1.2%
- 5yr price CAGR: 14.1%/yr | 3yr forecast: 12.7%/yr
- Population: 209 | Owner-occupier rate: 66% | 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: 15 (improving)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $431/night | Occupancy: 40%
- Estimated annual STR gross: ~$62,971/yr
- vs long-term rent: $21,320/yr (+195% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Inverell station 12.4km away
BULL CASE
If Gum Flat maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $920,000 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Gum Flat pull back 10-15% from $800,000, 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
- Berkeley (NSW): $807,810 median, 4.2% yield, 1.3% 1yr growth
- Lake Heights (NSW): $902,286 median, 4.0% yield, 6.5% 1yr growth
- Lake Illawarra (NSW): $967,845 median, 3.5% yield, 10.6% 1yr growth
THE PLAY
Gum Flat offers balanced fundamentals but does not present an urgent buying signal. The market is in a boom 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: $720,000 – $880,000
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market holding under 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 14.1% + 10yr CAGR 9.9%
- +Fast sales (15 days avg) — strong buyer demand
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
6
2022
24
2023
6
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2360
Decile 2 of 10 — High disadvantage
Population
14,995
Education (IEO)
2/10
Econ. Resources (IER)
2/10
10-Year Investment Projection
Modelled on Gum Flat NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $410/wk median rent for Gum Flat. 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.