MCCULLYS GAP
Investor score
41
Liveability score
30
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$600,000
NSW VG · 2026
Rent yield
Real4.8%
computed from govt data
Annual growth
Real-7.7%
annualised from govt data
Vacancy rate
Est.1.7%
modelled estimate
AI insights for MCCULLYS GAP
Investment analysis, risks & comparisons
MCCULLYS GAP 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
+1.8%
annual shift
Yield × growth index
-1.5
combined signal
Net yield (est.)
3.40%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+11.4%
est. compound, long-run avg
10-yr growth (CAGR)
+3.9%
est. compound, long-run avg
Rental demand
48 / 100
Moderate demand
Supply pipeline
Est.0.5%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
MCCULLYS GAP 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 4.8% 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
$1,640/wk
$42k taxable p.a.
Renters
36.2%
60.5% owner-occupier
Median age
36.0 yrs
Unemployment
3.7%
Population growth
+0.7% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
92%
3% apartments
Degree qualified
16.2%
bachelor's or higher (ABS)
Work from home
10.3%
of employed residents (ABS Census)
Median lot size
900 m²
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
0.2%
Mostly long-term tenants
Market activity
Distance to CBD
186.3 km
Regional
Days on market
41 days
Normal turnover
Auction clearance
30.3%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
126.3 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
8/km²
Rural / semi-rural
Schools in postcode 2333
🏫Primary (5)
Independent · Yrs K-5 · Inner Regional
Catholic · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Muswellbrook South Public School
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
🎓Secondary (1)
Government · Yrs 7-12 · Inner Regional
📚Combined (1)
Pacific Brook Christian School
Independent · Yrs K-10 · 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
Safe0.7 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Below average7 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
9
/ 100
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
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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