NSW2640· Pop. 60Snowy Valleys

Moorwatha

EstablishedSteady performer with reliable demand and moderate capital growth

Weak0–20Soft21–40Balanced41–60Strong61–80Standout81–100

Middle of the market across our four factors

Beats 38% of NSW suburbs

#3,228 of 5,231 in NSW · #10,837 of 17,753 nationally

Liveability score

47/ 100

Report · $9

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

$742,000

NSW VG · 2026

Rent yield

Real

3.9%

computed from govt data

Annual growth

Real

3.8%

annualised from govt data

Vacancy rate

Est.

1.6%

modelled estimate

🏢 Units / apartments: $454,000 median · NSW VG · 2026 · postcode 2640 — the median above is for houses.

Investment checklist

The parameters investors screen on, checked against Moorwatha.

8 of 14

checks passed

Cash flow

3/4

Growth drivers

3/4

Supply & demand

1/2

Risk

1/1

Location quality

0/3

15 parameters · 14 with data for Moorwatha · 10 of those from government sources · 1 not published

Gross rental yieldREAL

Annual rent as a share of price — the headline cash-flow measure, before costs.

3.93%

3.5% or higher

Vacancy rateEST.

Under 2% is a landlord's market; above 3% means falling rents and letting-up periods.

1.6%

under 2%

New-supply pipelineREAL

New dwellings approved as a share of existing stock. The most reliable growth killer — lots of cranes caps prices.

0.3%

under 2% of stock

Net yield (after costs)EST.

Gross yield minus rates, insurance, management and maintenance — typically 1.5–2 points lower.

2.51%

2.5% or higher

Rental demandEST.

Composite of tenant competition — how quickly a vacancy is likely to fill.

52/100

60 or higher

Annual price growthREAL

Most long-run return comes from growth compounding on the whole asset, not your deposit.

3.8%

4% or higher

5-year growth (p.a.)REAL

Medium-run trend — less noisy than a single year.

6.3%

4% or higher

10-year growth (p.a.)REAL

Whether the market has compounded through a full cycle, not just a boom.

7.6%

5% or higher

Population growthEST.

Demand growth — but it only lifts prices where supply can't easily respond.

1.8%

1% or higher

Owner-occupier shareREAL

Owner-heavy streets hold up in downturns; investor-heavy ones see correlated selling.

64.4%

65% or higher

Safety indexREAL

Tenant demand and owner-occupier appeal both track perceived safety.

100/100

60 or higher

School quality (ICSEA)REAL

Catchment strength is the most durable driver of family-buyer demand.

987

1000 or higher

Transit accessREAL

Commute access widens the tenant pool and supports rents.

28/100

40 or higher

WalkabilityEST.

Amenity within walking distance is consistently capitalised into price.

—

40 or higher

UnemploymentREAL

Local income security underwrites both rent payment and buyer depth.

6.9%

under 4%

12 more checks on Moorwatha

Every parameter with its value, the threshold it's judged against, and why it matters — on all 17,958 suburbs.

Unlock with Premium

What each parameter means

Verify these yourself

No dataset covers everything. These matter to the decision and we don't hold them — here's where to look.

Days on market
How fast stock clears is a leading indicator — it moves before prices do. We have no free suburb-level source for it.
Count active listings on realestate.com.au or Domain and check their listing dates, or ask two local agents.
Auction clearance
Buyer competition at the margin. Only meaningful where auctions are actually common — in outer and regional suburbs most sales are private treaty, so a clearance rate says little.
Your state's Real Estate Institute publishes weekly clearance rates by region.
Flood risk
Drives insurance cost and, increasingly, insurability — which caps the resale pool. No free national dataset exists at suburb level; it is mapped council by council.
Search your council's flood overlay or planning portal for the specific address — risk varies street by street, so a suburb-wide rating would mislead even if we had one.
Bushfire risk
Same insurance exposure, plus rebuild-standard costs inside designated zones.
Check your state's designated bushfire-prone area mapping — NSW Planning Portal, VIC's BPA layer on VicPlan, Queensland Globe, or WA's Map Viewer Plus.
Strata and body corporate costs
For units this can swallow a third of gross rent, and a special levy can arrive without warning.
Ask for the strata report and the last two years of minutes before you offer.
What the street is actually like
Suburb medians average over streets that trade very differently — a main road, a flight path or a commission block will not show up in any of the figures above.
Walk it at night and on a weekday morning. Nothing on this page substitutes for that.

AI insights for Moorwatha

Investment analysis, risks & comparisons

PREMIUM

Moorwatha 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Full buyer & investor report · $9

Should you buy in Moorwatha?

Your weekly cash-flow & repayments, a 10-year projection, a buy/hold verdict and more — the numbers behind the decision, in one printable report.

💰 Weekly cash-flow📈 10-yr projection⚖️ Buy/hold verdict🏫 Schools🏘️ Recent sales📊 Peer comparison

Get the report — $9One-off · instant · yours to keep

Suburbs near Moorwatha

Investor scores and median house prices for the closest suburbs to Moorwatha NSW 2640.

BurrumbuttockNSW 2642 · $435k50 BungowannahNSW 2640 · $742k47 JinderaNSW 2642 · $686k41 GlenellenNSW 2642 · $435k50 HowlongNSW 2643 · $645k67 BrocklesbyNSW 2642 · $435k50 GerogeryNSW 2642 · $435k50 Walla WallaNSW 2659 · $460k40 Hamilton ValleyNSW 2641 · $649k67 Barnawartha NorthVIC 3691 · $620k55 Barnawartha NorthVIC 3688 · $270k58 Splitters CreekNSW 2640 · $742k47

Compare Moorwatha side by side

Moorwatha vs Burrumbuttock Moorwatha vs Bungowannah Moorwatha vs Jindera Moorwatha vs Glenellen Moorwatha vs Howlong Moorwatha vs Brocklesby

🧭

Still deciding where to buy?

A vetted buyer's agent works for you — not the seller. They'll compare suburbs against your budget and goals, shortlist the best fit, and negotiate the purchase for you. Licence-verified, free to be matched, no obligation.

Create a free account to connect Sign in

Median price sourced from NSW VG · 2026 — real government transaction data (326 sales). Growth, demand and vacancy figures remain modelled estimates.

Median rent · houses

Real

$560/wk

NSW Fair Trading · 2026-07 · 1mo · weekly

Median rent · units

Real

$400/wk

NSW Fair Trading · 2026-07 · 1mo · weekly

Demand change

+3.6%

annual shift

Yield × growth index

3.9

combined signal

Net yield (est.)

2.51%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.3%

est. compound, long-run avg

10-yr growth (CAGR)

+7.6%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Real

0.3%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

Dwellings built (NSW)

Real

44,804

completed in year to Mar-2026 · ABS 8752.0 (state)

▼ 1.4% vs prior year · 51,714 started

Price & rent growth

How Moorwatha has moved — and whether rent has kept pace with price

Median price+9.1%

2025 – 2026

2025

$680k

2026

$742k

Median rent+7.7%

Aug 25 – Jul 26

Aug 25

$520/wk

Oct 25

$568/wk

Nov 25

$560/wk

Dec 25

$575/wk

Jan 26

$580/wk

Feb 26

$568/wk

Mar 26

$545/wk

Apr 26

$550/wk

May 26

$528/wk

Jun 26

$540/wk

Jul 26

$560/wk

Price from government sales (annual), rent from bond lodgements (monthly or quarterly, depending on the state). Periods with too few sales to form a median are excluded. Postcode 2640 figures cover every suburb sharing it.

Source: NSW VG · 2026 · all sources

Market overview

Moorwatha is a NSW suburb offering moderate rental yield and steady 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 3.9% with stable tenant demand
Tight new-supply pipeline (0.3% of stock) — limited new competition supports prices
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

$1,570/wk

$59k taxable p.a.

Renters

31.9%

64.4% owner-occupier

Median age

39.0 yrs

Unemployment

6.9%

ABS SALM (SA2)

Population growth

+1.8% p.a.

Projected growth

+0.1% p.a.

state gov forecast

Socio-economic

6/10

SEIFA IRSAD decile · ABS

Investor-owned

12.0%

of all dwellings (ATO)

Houses

100%

0% apartments

Degree qualified

40.5%

bachelor's or higher (ABS)

Work from home

20.5%

of employed residents (ABS Census)

Median lot size

850 m²

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

2.7%

Mostly long-term tenants

Market activity

Distance to CBD

449.8 km

Regional

Walkability

0 / 100

Car-dependent

Coastal proximity

269.5 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

812/km²

Suburban

Schools in postcode 2640

🏫8 Primary🎓3 Secondary📚4 Combined⭐4 Special

ACARA 2025

🏫Primary (8)

St Patrick's Parish School

Catholic · Yrs K-6 · Inner Regional

ICSEA 1069(75%)

501 students16:1 student–teacher49% girls28% top SEA quarter

St Anne's Primary School

Catholic · Yrs K-6 · Inner Regional

ICSEA 1060(72%)

350 students16:1 student–teacher54% girls26% top SEA quarter

Albury Public School