UPPER DUROBY
Investor score
44
Liveability score
49
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$1,109,000
NSW VG · 2026
Rent yield
Real4.1%
computed from govt data
Annual growth
Real1.3%
annualised from govt data
Vacancy rate
Est.1.4%
modelled estimate
AI insights for UPPER DUROBY
Investment analysis, risks & comparisons
UPPER DUROBY 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
$880/wk
NSW Fair Trading · Apr 2026
Demand change
+3.4%
annual shift
Yield × growth index
2.7
combined signal
Net yield (est.)
2.73%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+8.4%
est. compound, long-run avg
10-yr growth (CAGR)
+4.6%
est. compound, long-run avg
Rental demand
50 / 100
Moderate demand
Supply pipeline
Est.0.7%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
UPPER DUROBY 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 4.1% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- 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
$1,278/wk
$52k taxable p.a.
Renters
20.6%
75.1% owner-occupier
Median age
48.0 yrs
Unemployment
5.2%
Population growth
+1.4% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
92%
3% apartments
Degree qualified
24.3%
bachelor's or higher (ABS)
Work from home
17.4%
of employed residents (ABS Census)
Median lot size
2.7 ha
Large block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
0.2%
Mostly long-term tenants
Market activity
Distance to CBD
664.8 km
Regional
Days on market
58 days
Slower market
Auction clearance
30.0%
Buyer's market
Walkability
23 / 100
Some errands walkable
Coastal proximity
27.1 km
Coastal fringe
NBN technology
Fixed WirelessRegional — wireless tower
Population density
6/km²
Rural / semi-rural
Schools in postcode 2486
🏫Primary (6)
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Tweed Heads South Public School
Government · Yrs P-6 · Major Cities
🎓Secondary (3)
Catholic · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
📚Combined (2)
Lindisfarne Anglican Grammar School
Independent · Yrs K-12 · Major Cities
Pacific Coast Christian School
Independent · Yrs K-12 · Major Cities
⭐Special (3)
Independent · Yrs U · Major Cities
Government · Yrs U · Major Cities
Pacific Gulgangali Jarjums Christian School
Independent · Yrs K-6 · Major Cities
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
Safe0.6 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average14 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
12
/ 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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