Woongarrah NSW Property Investment
Cessnock · 2259 · Score: 63/100 · Hold
Woongarrah 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.
Woongarrah NSW Investment Brief
## 1. Investment Verdict Hold – the suburb’s 4.0 % gross rental yield gives a solid cash‑flow base while price growth remains strong.
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## 2. Market Overview - Median house price: $1,014,000 - Median unit price: $688,312 - 1‑year price growth: 10.4 % - 5‑year CAGR: 11.9 % per year - 3‑year growth forecast: 13.5 %
*Signal:* Capital values are rising sharply (double‑digit growth over the past year and a forecast of >13 % over the next three years). Sellers can command premium prices; buyers face a competitive market but can still achieve a respectable 4 % yield if they lock in at current medians.
*Days on market:* Data not provided – without this figure we cannot comment on the speed of sales.
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## 3. Rental Market - Median weekly rent: $790 - Gross rental yield: 4.0 % - Vacancy rate: Data not provided - Demand rating: Data not provided
*Implication:* A 4 % yield indicates moderate rental income relative to price. The high weekly rent supports this yield, but the absence of vacancy and demand data means investors should verify local occupancy before committing.
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## 4. Short‑Term Rental (STR) Opportunity - STR nightly rate: Data not provided - STR occupancy rate: Data not provided - Estimated annual STR revenue: Data not provided
*Conclusion:* With no STR metrics supplied, we cannot quantify the short‑term rental upside. Until reliable STR data is obtained, long‑term rental (LTR) remains the safer, data‑backed option.
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## 5. Infrastructure & Growth Drivers - Known projects / transport / employment base: Data not provided
*Drivers:* The strong 3‑year growth forecast (13.5 %) suggests underlying demand, likely from regional population growth and employment opportunities, but specific infrastructure or employer details are unavailable. Investors should monitor council releases for upcoming projects.
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## 6. Bull Case Assume the 3‑year forecast of 13.5 % annual growth materialises:
| Property type | Current median | Value after 1 yr (13.5 % ↑) | Value after 3 yr (compound) |
|---|---|---|---|
| House | $1,014,000 | ≈ $1,150,000 | ≈ $1,511,000 |
| Unit | $688,312 | ≈ $781,000 | ≈ $1,028,000 |
*Potential upside:* A house bought at the median could gain roughly $136,000 in the first year and $500,000+ over three years, delivering strong capital growth alongside the 4 % rental yield.
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## 7. Risks | Risk | Detail (with numbers where available) | |------|----------------------------------------| | Vacancy risk | Vacancy rate not supplied; a rise could erode the 4 % yield. | | Single‑employer dependency | No employer data provided; reliance on a dominant employer would increase exposure. | | Supply pipeline | No data on new dwellings; a surge in approvals could pressure prices and rents. | | Rate sensitivity | With a median house price of $1,014,000, higher interest rates could reduce buyer affordability and dampen price growth. |
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## 8. The Play - Entry price range: $688,312 – $1,014,000 (unit to house median). - Minimum yield target: ≥ 4.0 % gross (the current suburb average). - Watch signals: 1. Release of any council‑approved development plans. 2. Updates to local vacancy statistics. 3. Changes in regional employment figures or major employer announcements. 4. Movements in the Reserve Bank’s cash rate that could affect borrowing costs.
Recommended strategy: Maintain existing positions (Hold) and consider adding to the portfolio only if you can acquire at or below the median price while confirming a 4 %+ yield and acceptable vacancy levels. Until STR data becomes available, focus on long‑term rental income.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 11.9% + 10yr CAGR 8.9%
- +Above-average population growth (2.2%/yr)
- +Low rental vacancy (2.4%) — constrained supply
- −High supply pipeline (4485 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 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
598
2020
946
2021
953
2022
1,102
2023
886
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2259
Decile 4 of 10 — Average
Population
66,236
Education (IEO)
3/10
Econ. Resources (IER)
6/10
10-Year Investment Projection
Modelled on Woongarrah NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $790/wk median rent for Woongarrah. 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.