NSW2665· Pop. 2,017Carrathool

BECTRIC

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

Real

$365,000

NSW VG · 2026

Rent yield

Real

3.4%

computed from govt data

Annual growth

Real

100.5%

annualised from govt data

Vacancy rate

Est.

2.1%

modelled estimate

AI insights for BECTRIC

Investment analysis, risks & comparisons

PREMIUM

BECTRIC shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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A shareable, printable analysis of BECTRIC — investment outlook, liveability, risks & who it suits.

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Compare BECTRIC with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

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Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$240/wk

NSW Fair Trading · Apr 2026

Demand change

+1.3%

annual shift

Yield × growth index

52.0

combined signal

Net yield (est.)

4.48%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+16.5%

est. compound, long-run avg

10-yr growth (CAGR)

+6.5%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Est.

1.1%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$98k

2021

$170k

2022

$190k

2023

$180k

2024

$187k

2025

$182k

2026

$365k

Source: NSW VG · 2026 · all sources

Market overview

BECTRIC is a NSW suburb offering lower rental yield and strong price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.4% with stable tenant demand
High annual growth of 100.5% — outperforming state average
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,087/wk

$44k taxable p.a.

Renters

13.9%

75.6% owner-occupier

Median age

48.0 yrs

Unemployment

5.0%

Population growth

+0.8% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

80%

7% apartments

Degree qualified

26.6%

bachelor's or higher (ABS)

Work from home

13.3%

of employed residents (ABS Census)

Median lot size

1.6 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

1.1%

Mostly long-term tenants

Market activity

Distance to CBD

405.2 km

Regional

Days on market

63 days

Slower market

Auction clearance

38.2%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

366.5 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

61/km²

Rural / semi-rural

Schools in postcode 2665

🏫1 Primary📚3 Combined

ACARA 2025

🏫Primary (1)

Binya Public School

Government · Yrs K-6 · Outer Regional

ICSEA 1008(51%)

19 students13:1 student–teacher26% girls2% top SEA quarter

📚Combined (3)

Ariah Park Central School

Government · Yrs K-12 · Outer Regional

ICSEA 947(23%)

123 students8:1 student–teacher49% girls5% top SEA quarter

Barellan Central School

Government · Yrs K-12 · Outer Regional

ICSEA 894(10%)

54 students5:1 student–teacher41% girls

Ardlethan Central School

Government · Yrs K-12 · Outer Regional

ICSEA 867(6%)

66 students6:1 student–teacher53% girls1% top SEA quarter

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

97/ 100

0.4 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Below average

929ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 100

🚆 0 train🚌 3 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

medium

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

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