Yass NSW Property Investment

THE MARKET

Yass has compounded at 1.6%/yr over 5 years — a house that cost $678,920 in 2021 is worth $735,000 today. Properties are sitting on market for 30 days (roughly balanced conditions). At the same growth rate, today's median reaches $795,712 by 2031.

- **Median house:** $735,000 | **Units:** $0 - **Gross yield:** 3.5% | **Net yield:** 2.0% - **5yr price CAGR:** 1.6%/yr | **3yr forecast:** 1.8%/yr

- **Supply pipeline:** Moderate — Development activity consistent with long-term averages

RENTAL SNAPSHOT

- **Vacancy:** 3.0% (stable) | **Rental demand:** Moderate - **Median weekly rent:** $0/wk | **Days on market:** 30 (stable) - Tenant market — vacancy elevated, negotiate hard on rent.

SHORT-TERM RENTAL

- **Median nightly rate:** $195/night | **Occupancy:** 68% - **Estimated annual STR gross:** ~$48,399/yr - **vs long-term rent:** $0/yr (comparable — LTR offers simpler management)

INFRASTRUCTURE & CATALYSTS

- **Yass Junction Station Upgrade** (planned) - **Yass Road, Bungendore Road and Ellerton Drive Intersection Upgrade** (planned) - **Yass High School Upgrade** (completed) - **Yass Hospital Redevelopment** (completed) - **Transport:** Standard suburban transport access

BULL CASE

If Yass maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $845,250 within 3 years with yields compressing slightly as capital values rise.

BEAR CASE

A market correction or interest rate shock could see prices in Yass pull back 10-15% from $735,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

KEY RISKS

- No significant risk factors identified for this suburb

COMPARABLE MARKETS

- **Muswellbrook** (NSW): $580,000 median, 5.0% yield, 11.5% 1yr growth - **Merimbula** (NSW): $900,000 median, 4.0% yield, 1.0% 1yr growth - **Ashby** (NSW): $850,000 median, 0.0% yield, 0.0% 1yr growth

THE PLAY

Yass offers balanced fundamentals but does not present an urgent buying signal. The market is in a growth 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: $661,500 – $808,500 - 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.