GORMANS HILL
Investor score
52
Liveability score
48
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$710,000
NSW VG · 2026
Rent yield
Real4.0%
computed from govt data
Annual growth
Real-2.4%
annualised from govt data
Vacancy rate
Est.1.6%
modelled estimate
AI insights for GORMANS HILL
Investment analysis, risks & comparisons
GORMANS HILL 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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Median rent
$550/wk
NSW Fair Trading · Apr 2026
Demand change
+2.4%
annual shift
Yield × growth index
0.8
combined signal
Net yield (est.)
2.40%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.6%
est. compound, long-run avg
10-yr growth (CAGR)
+7.9%
est. compound, long-run avg
Rental demand
47 / 100
Moderate demand
Supply pipeline
Est.2.6%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
GORMANS HILL is a NSW suburb offering moderate rental yield and moderate 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 4.0% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,593/wk
$54k taxable p.a.
Renters
29.7%
67.4% owner-occupier
Median age
39.0 yrs
Unemployment
2.5%
Population growth
+1.2% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
79%
10% apartments
Degree qualified
34.4%
bachelor's or higher (ABS)
Work from home
18.9%
of employed residents (ABS Census)
Median lot size
660 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
2.7%
Mostly long-term tenants
Market activity
Distance to CBD
160.3 km
Regional
Days on market
47 days
Slower market
Auction clearance
48.3%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
147.5 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
1,306/km²
Suburban
Schools in postcode 2795
🏫Primary (17)
Government · Yrs K-6 · Inner Regional
Cathedral Catholic Primary School Bathurst
Catholic · Yrs K-6 · Inner Regional
The Assumption Catholic Primary School Bathurst
Catholic · Yrs K-6 · Inner Regional
St Philomena's Catholic Primary School Bathurst
Catholic · Yrs K-6 · Inner Regional
Holy Family Catholic Primary School Kelso
Catholic · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
🎓Secondary (4)
Independent · Yrs 7-12 · Inner Regional
Catholic · Yrs 7-12 · Inner Regional
Denison College of Secondary Education, Bathurst High Campus
Government · Yrs 7-12 · Inner Regional
Denison College of Secondary Education, Kelso High Campus
Government · Yrs 7-12 · Inner Regional
📚Combined (1)
Independent · Yrs K-12 · Inner Regional
⭐Special (2)
Government · Yrs U · Inner Regional
Independent · Yrs 10-12 · Inner Regional
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
Safe0.0 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average24 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
32
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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