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Blackbutt, NSW 2529
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,075,000
market range $1.0M-$1.2M
Median Unit
$750,000
market range $725K-$800K
Gross Yield (houses)
3.9%
1yr Growth (houses)
+7.5%
market range +2.5% to +15.0%
Investment snapshot for Blackbutt
Blackbutt has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Blackbutt market and investor summary
Blackbutt (NSW 2529) runs a median house price of $1.1M, with houses yielding a gross 3.9%. House prices have moved +7.5% over the past year. At 1.1% vacancy, it is a tight rental market that favours landlords.
For an investor, the rent-to-price profile sits mid-range: a gross house yield near 3.9% is neither a standout cashflow play nor a pure growth bet. Rental demand looks steady, with vacancy at 1.1% and a resident base that is not shrinking. Apartment stock is taking longer than usual to clear, a sign of softer demand at the unit end of the market.
Living in Blackbutt: people, income and schools
Blackbutt is home to around 3,291 people, and the area has been growing steadily, up about 9% over five years. The median age is 43, skewed a little older, and families account for 76% of households.
Households here earn a median of about $83,000 a year, or roughly $1,600 a week. On socio-economic measures it ranks comfortably above the national middle (7 out of 10 on the ABS advantage index). At current prices a median house runs to a steep 12.9 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 31% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
There are 23 schools within about 5km, testing close to the national school average on ICSEA. It is fairly car-dependent; the suburb scores 19 for walkability and 2 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Premises.
- Population
- 3,291
- +9% over 5yr
- Median age
- 43 years
- Median household income
- $83,000/yr
- Households renting
- 29%
- Family households
- 76%
- Socio-economic rank
- 7/10
- ABS advantage index
- Schools within 5km
- 23
- avg ICSEA 995
- Unemployment
- 4.2%
- Walk score
- 19/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Blackbutt
View all →Frequently asked questions about Blackbutt
What should I check before investing in Blackbutt?
Blackbutt has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 4.6% gives a usable rent-to-price starting point. Capital growth of +7.5% in the past year shows positive recent price momentum. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Blackbutt?
The median property price in Blackbutt, NSW 2529 is $1.1M for houses and $750K for units.
What rental yield does Blackbutt show?
The gross rental yield in Blackbutt is 3.9% for houses and 4.6% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Blackbutt?
House prices in Blackbutt are up 7.5% over the past year. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Blackbutt?
The current vacancy rate in Blackbutt is 1.1%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Blackbutt?
Blackbutt has a population of approximately 3,291 residents, with a median age of 43.
What schools are near Blackbutt?
There are 23 schools within roughly 5km of Blackbutt. Their average ICSEA is close to the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Blackbutt affordable to buy in?
A median house in Blackbutt costs about 12.9 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Blackbutt's population growing?
The population of Blackbutt has grown about 9% over the past five years, an above-average pace. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
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