Median priceⓘLast 12 months
890kk
↓ -4.8% YoY
House rentals lead in North Boambee Valley, with 32 leases at $760 a week (up), renting out in about 21 days (up from 19 days last year), with 4-bedroom the biggest group at around 38%.
House sales are nearly as big, with 28 sales at around $890K, taking about 31 days to sell (up from 29 days last year), among the country's biggest house price drops, with 4-bedroom the most common at around 55%. Rounding it out, 5 unit rentals at $610 a week and 2 unit sales at around $281K.
Who lives hereA below-average-income, mostly owner-occupied, retirement-age suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Share of all residents by 5-year band · hover a band for the count + split
10% report Scottish ancestry, but only 0.6% were born in Scotland — the gap is the Australian-born and diaspora Scottish community, invisible in birthplace alone.
A predominantly Australian-born community.
2020–21 understated — COVID border closures.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
What it costs to live here, who owns versus rents, and the shape of the housing stock.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Incomes, employment, and the occupation mix of the people who live here.
A typical household pulls in about 2.2× the typical individual — a multi-earner area.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Education · ACARA My School 2025
No school inside North Boambee Valley itself — the closest options around it are shown. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.
ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.
Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.
School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.
How settled or transient the community is — and where newcomers came from.
Headline price, rent, yield and time on market for North Boambee Valley — choose a property type and size below.
Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.
Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.
Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.
What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.
Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.
Eight diagnostic views cutting the data a different way each time — North Boambee Valley in blue, peers in colour.
How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.
Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.
Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.
Every market within reach of North Boambee Valley, ranked by distance — each compared against this suburb's Houses · Total segment so divergence reads at a glance.
NSW markets whose Houses · Total segment behaves most like North Boambee Valley's on the buy side — ranked by a like-for-like blend of price, yield, days on market, ownership cost and cycle phase.
Comparable sales markets to North Boambee Valley include Sandy Beach (NSW 2456), Woolgoolga (NSW 2456), Lawson (NSW 2783), Jesmond (NSW 2299), Buff Point (NSW 2262), Thrumster (NSW 2444), Blackalls Park (NSW 2283) and Mannering Park (NSW 2259). Each link opens that suburb's full market report.
22 data-driven answers about North Boambee Valley's property market — every one computed from the metrics above.
The median house price in North Boambee Valley, NSW 2450 is $890k as of June 2026, based on 28 sales recorded over the past 12 months. Houses there have moved −4.8% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.
The median unit price in North Boambee Valley, NSW 2450 is $281k as of June 2026, based on 2 sales over the past 12 months. Units have moved −48.5% year-on-year and currently trade at roughly 32% of the median house price.
The median weekly house rent in North Boambee Valley is $760 as of June 2026, drawn from 32 leases over the past 12 months. Units rent for around $610 per week. House rents have moved +9.4% year-on-year. Current vacancy pressure is shown in the supply section above.
Gross rental yield in North Boambee Valley is 4.50% for houses and 11.40% for units as of June 2026, compared with the NSW unit median of 4.81%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.
As of June 2026, North Boambee Valley medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | — | $736k | $1.07M | $890k |
| Units | — | $280k | — | — | $281k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
North Boambee Valley's property market trends to June 2026: house prices fell −4.8% year-on-year and units −48.5%; weekly house rents moved +9.4%; homes now sell in a median 31 days — slower than a year ago by 2; sales supply sits at 3.9 months (loose). Read together — price, rent, selling speed and supply — they show which way the North Boambee Valley market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
As of June 2026 in North Boambee Valley, house prices fell −4.8% over the year, gross rental yield is 4.50% against a NSW median of 3.39%, houses take a median 31 days to sell, sales supply is 3.9 months (loose). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.
Houses in North Boambee Valley sell in a median 31 days on market as of June 2026, with units clearing slightly slower at 50 days. Days on market have lengthened by 2 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
North Boambee Valley's sales market sits at 3.9 months of supply for houses as of June 2026 — classified as Loose against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is tighter still at 0.4 months of supply.
House prices in North Boambee Valley moved −4.8% over the 12 months to June 2026, while units moved −48.5%. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.
North Boambee Valley's house rental market sits at 0.4 months of supply as of June 2026 — classified as Severe (extreme shortage), with 32 houses leased over the past 12 months. Units sit at 2.4 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
North Boambee Valley's house market is currently in the 'softer_weakening' phase as of June 2026 — combining below-median sales velocity nationally with year-on-year loosening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.
North Boambee Valley's median house price ($890k) is 23% below the NSW median ($1.15M) as of June 2026. On selling speed, houses clear in 31 days vs 29 days state median. On gross yield, North Boambee Valley sits at 4.50% vs 3.39% state median.
North Boambee Valley's most-similar nearby market is Sandy Beach (21.3 km away) with a median house price of $906k — about 2% pricier. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.
The most-transacted segment in North Boambee Valley over the 12 months to June 2026 is 4 bed houses with 16 sales. 3 bed houses come second at 11 sales. The 'Most popular' panel above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.
North Boambee Valley recorded 28 house sales and 2 unit sales over the 12 months to June 2026 — a combined 30 transactions. On the rental side, 32 houses and 5 units were leased. Segments with statistically thin samples are excluded from displayed figures.
North Boambee Valley, NSW 2450 is home to 2,318 residents (ABS Census 2021). The median resident age is 52, and the average household holds 2.4 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
The median household in North Boambee Valley earns $1k per week — roughly $74k a year (ABS Census 2021). Median personal income runs $655/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
North Boambee Valley is mostly owner-occupied: about 76% of households are owner-occupiers and 19% rent (ABS Census 2021). Of owners, 45% own outright and 31% are paying off a mortgage.
North Boambee Valley has 30 schools within reach — including Bishop Druitt College, Boambee Public School, St John Paul College. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
North Boambee Valley, NSW 2450 has a population of 2,318, a median age of 52, a median household income around $1k/week, 19% of households renting (ABS Census 2021). There are 30 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.
This North Boambee Valley market data was last updated June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.
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