Woolgoolga NSW Property Investment
Clarence Valley · 2456 · Score: 59/100 · Hold
Woolgoolga Short-Term Rental (Airbnb) Market
Woolgoolga NSW Investment Brief
## 1. Investment Verdict Hold – the 3.6 % gross rental yield is the key figure. It balances modest income against the suburb’s modest near‑term price growth (2.7 % over the past 12 months) and a strong longer‑term upside (13.5 % forecast over the next three years).
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2. Market Overview
| Metric | Value |
|---|---|
| Median house price | $955,494 |
| Median unit price | $687,075 |
| 1‑yr price growth | +2.7 % |
| 5‑yr CAGR | +8.9 % / yr |
| 3‑yr growth forecast | +13.5 % |
| Days on market | *Data not supplied* |
Interpretation * Buyers face a relatively high entry price but only a 2.7 % price rise in the last year, suggesting limited upside in the very short term. * Sellers can still command strong prices because the 5‑yr CAGR (8.9 %) and the 3‑yr forecast (13.5 %) indicate the suburb is still on an upward trajectory. * The missing “days on market” figure prevents a precise read on market speed, but the modest 1‑yr growth hints at a balanced market rather than a seller‑driven rush.
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3. Rental Market
| Metric | Value |
|---|---|
| Median weekly rent | $660 / wk |
| Gross rental yield | 3.6 % |
| Vacancy rate | *Data not supplied* |
| Demand rating | *Data not supplied* |
What it means for investors * A 3.6 % gross yield is average for regional NSW. It provides a steady cash flow but leaves little margin for a sudden dip in rent or a rise in vacancy. * Without a vacancy rate, we cannot quantify the risk of empty weeks, so investors should treat the yield as a baseline rather than a guarantee.
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4. Short‑Term Rental (STR) Opportunity
| Metric | Value |
|---|---|
| STR nightly rate | *Data not supplied* |
| Occupancy (average %) | *Data not supplied* |
| Estimated annual STR revenue | *Data not supplied* |
Assessment Because no STR data are available, we cannot calculate an annual STR revenue or compare it to the long‑term rental (LTR) return. In the absence of evidence that STR performance exceeds the 3.6 % LTR yield, the default recommendation is to focus on long‑term rental.
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5. Infrastructure & Growth Drivers
*No specific projects, transport upgrades, or employment‑base figures were provided.*
Implication Without identified infrastructure catalysts, the suburb’s growth is likely being driven by broader regional trends (e.g., coastal lifestyle demand) rather than a single large development or employer.
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6. Bull Case
Assume the 3‑yr growth forecast of +13.5 % materialises for the median house price:
- Current median house price: $955,494
- Projected price after 3 years: $955,494 × 1.135 ≈ $1,083,483
If the rental market holds the $660 / wk rent, the gross yield would improve to:
- Annual rent: $660 × 52 = $34,320
- Yield on $1,083,483 ≈ 3.2 % (slightly lower due to price appreciation, but capital gains offset the yield dip).
The bull case therefore hinges on capital growth rather than rental income.
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7. Risks
| Risk | Quantified aspect (where available) | Comment |
|---|---|---|
| Vacancy risk | *No vacancy data supplied* | Lack of vacancy information makes it hard to gauge cash‑flow stability. |
| Rate‑sensitivity | Current yield 3.6 % | A modest yield leaves little buffer if interest rates rise and service costs increase. |
| Supply pipeline | *No data on new dwellings* | If a large number of new houses/units enter the market, price growth could slow and yields could compress. |
| Single‑employer dependency | *No employment data* | Absence of a dominant employer reduces the risk of a sudden job loss shock, but also means demand relies on broader lifestyle factors. |
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8. The Play
| Element | Guidance |
|---|---|
| Entry range | Target purchases around the median: $950k–$960k for houses, $680k–$690k for units. |
| Minimum yield to target | Aim for ≥ 4 % gross yield to provide a cushion above the current 3.6 % baseline. |
| Watch signals | • 1‑yr price growth slipping below 2 % <br>• Vacancy rate rising above 5 % (if data become available) <br>• New supply approvals in the suburb or neighbouring towns |
| Recommended strategy | Hold existing positions while seeking properties that can be acquired at a discount (e.g., distressed sales) to lift the yield to 4 %+. If a credible STR market emerges (e.g., tourism data showing high occupancy), re‑evaluate the LTR vs STR balance. |
*Bottom line*: Woolgoolga offers a stable, moderate‑yield environment with solid medium‑term capital growth potential. Investors should stay vigilant on vacancy trends and new supply, and only add to the portfolio when the purchase price can deliver a yield above the current 3.6 % benchmark.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 8.9% + 10yr CAGR 7.4%
- +Strong population growth (3.0%/yr) driving demand
- −High supply pipeline (1378 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
144
2020
239
2021
364
2022
313
2023
318
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2456
Decile 4 of 10 — Average
Population
17,141
Education (IEO)
5/10
Econ. Resources (IER)
5/10
10-Year Investment Projection
Modelled on Woolgoolga NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $660/wk median rent for Woolgoolga. 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.