Suburb brief · North Boambee Valley NSW 2450
The thesis below links every claim to maintained evidence. Open a line item to inspect the underlying record without leaving the brief.
39/100
82%
4.0%
Updated May 2026
Thesis
North Boambee Valley NSW 2450 is summarised from maintained observations only. The call weighs market pressure, local profile, dwelling mix and risk without filling gaps from weaker substitutes.
Vacancy is 1.1%, inside the tight-rental threshold.
Vacancy rate · Updated May 2026Median household income is $1,414/wk.
Household income (median) · Updated May 2026Census median rent was $465/wk at the last Census.
Median rent (Census) · Updated May 20260 mapped local places sit within 1km.
Local places within 1km · Updated May 2026Gross yield is 4.0%, above the 4.0% income floor.
Gross yield · unit · Updated May 2026Renter share is 18.7%, showing the depth of the tenant pool.
Renter share · Updated May 2026Twelve-month price growth is 2.5%.
12m price growth · unit · Updated May 2026Overall fit is 39/100.
Overall fit · Updated May 2026Market snapshot
$657k
+2.5% YoYWhat this means: Use this as the local unit-price benchmark before judging an apartment or townhouse. Compare the exact property against recent nearby sales.
$948k
-3.9% YoYWhat this means: Use this as the local house-price benchmark. A property well above this needs a clear land, condition, school-zone or scarcity reason.
Recent news & DA activity
No recent news or DA activity in the monitoring window. This panel follows the same monthly maintenance cadence as the rest of the report.
Nearby pockets worth watching
Drill-down suburb report · 183 metrics across 3 research stages
The summary above gives the read first. Open a stage below only when you want the supporting numbers and how each signal is calculated.
NSW · 2450
Overall fit
39
out of 100
This report shows 183 maintained signals. Updated May 2026.
propautopilot · North Boambee Valley · NSW · 2450
Updated May 2026 · Not financial advice. General information only.
Compass
Your read on North Boambee Valley
North Boambee Valley doesn't clear the overall-fit bar right now — worth understanding why before ruling in or out. 183 of 183 signals maintained.
Before you inspect
A first suburb-level screen for hazards, safety, and community signals that could change whether this area stays on your shortlist. Verify the exact address before making an offer.
4 checks
Stage 1 · Strategy
12 signals grouped into 1 profile plus 1 standalone card: 12 maintained.Numbers that set your price band, cash-flow expectations, and portfolio shape.
Stage 2 · Suburbs
156 signals grouped into 18 profiles plus 18 standalone cards: 156 maintained.The signals the Scout weighs when narrowing your shortlist.
Stage 3 · Property
15 signals grouped into 2 profiles: 15 maintained.The numbers that tell you which streets and property profiles fit your criteria.
Editorial brief
North Boambee Valley NSW 2450 is summarised from maintained observations only. The call weighs market pressure, local profile, dwelling mix and risk without filling gaps from weaker substitutes.
The drill-down carries 183 populated metrics across 3 research stages, with thin or missing fields left explicit.
Last reviewed May 2026. Use this as the suburb screen, then confirm street, building and listing-specific facts before acting.
Other suburbs in 2450
Same-postcode suburbs often share buyer demand, rental context and local amenities, while school zones and council boundaries can still differ. Compare each brief before locking your shortlist.
Frequently asked
North Boambee Valley is a suburb in NSW (postcode 2450).
The median house price in North Boambee Valley NSW 2450 is $948k based on the most recent twelve-month sales record. Unit and apartment medians track separately and may sit materially below the house figure depending on the dwelling mix in the suburb.
Gross rental yield on houses in North Boambee Valley NSW 2450 sits at 3.6% based on current rents against the prevailing median sale price. That sits inside the income-investor band most buyers screen against.
The vacancy rate in North Boambee Valley NSW 2450 is 1.1% on the most recent observation. Anything under 1.5% is a tight rental market with rapid re-letting and limited tenant choice.
North Boambee Valley NSW 2450 scores in the lower range for investor fit on the maintained Compass scorecard (39/100). The score weighs price growth, rental yield, vacancy, supply pressure, demographic momentum and risk overlays together, so a single suburb can sit high overall and still be the wrong fit for a specific brief — confirm against your buyer profile before acting.
Browse more suburbs
$548
4.0% yieldWhat this means: Use this to sense holding comfort and tenant depth. It still needs expenses, vacancy and lending costs before it becomes a cashflow view.
1.1%
TightWhat this means: Lower vacancy usually means tighter rental demand. Very low numbers can move quickly, so use this with rent trend and stock-on-market.
+2.5%
What this means: Recent growth is momentum, not a forecast. Strong growth helps only if the suburb still has affordability and rental support.
Livability