Balranald
With a median age of 47 and household income in the 25th percentile nationally, Balranald is one of regional NSW's more affordable and aging small towns. The $347,500 median house price sits well below most NSW benchmarks, and 46% of residents own their home outright, a rate that reflects long-term stability rather than active market churn. A 24.8% vacancy rate stands out as the town's most unusual statistic, pointing to a housing stock that exceeds local demand. Agriculture and healthcare together account for more than a third of employment, anchoring an economy built on the surrounding Riverina landscape rather than services or knowledge industries.
Population
1,240
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,197/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$348K
2024-2025 (PSI derived)
The $347,500 median house price makes Balranald accessible compared to most of NSW, with monthly mortgage repayments averaging $893 and a mortgage-to-income ratio of 17.2%, well below the 30% stress threshold. Separate houses dominate at 91.5% of dwellings, so buyers almost always find a freestanding home rather than competing for units. Three-bedroom homes are the most common at 46.8%, with 4-plus bedroom properties making up 32.6% of stock, giving families solid options at lower price points than state averages. Outright ownership at 46% outnumbers mortgage holders at 24.2%, suggesting many residents purchased years ago and have paid off their loans. Entry-level buyers benefit from low debt-servicing costs, though the high vacancy rate of 24.8% is worth factoring into any long-term valuation outlook.
For Buyers
The $347,500 median house price makes Balranald accessible compared to most of NSW, with monthly mortgage repayments averaging $893 and a mortgage-to-income ratio of 17.2%, well below the 30% stress threshold. Separate houses dominate at 91.5% of dwellings, so buyers almost always find a freestanding home rather than competing for units. Three-bedroom homes are the most common at 46.8%, with 4-plus bedroom properties making up 32.6% of stock, giving families solid options at lower price points than state averages. Outright ownership at 46% outnumbers mortgage holders at 24.2%, suggesting many residents purchased years ago and have paid off their loans. Entry-level buyers benefit from low debt-servicing costs, though the high vacancy rate of 24.8% is worth factoring into any long-term valuation outlook.
For Investors
Balranald presents a low-cost entry point at a $347,500 median, but several metrics temper investor enthusiasm. Weekly rent of $200 implies a gross yield of roughly 3.0%, which is higher than major city markets yet modest for a regional town of this size. The 24.8% vacancy rate is the most significant concern, indicating that supply exceeds tenant demand by a wide margin, and internal migration runs at a net average outflow of 14 residents per year. Overseas migration adds approximately 19 residents annually, providing a partial offset. Development activity sits at 12 applications in the past 12 months, which is low and consistent with an area not attracting new construction investment. Rent growth of 42.9% over the measured period shows tenants have absorbed increases, but the base rent of $200 per week keeps absolute returns limited compared to larger regional centres.
Development Activity
Total DAs
95
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
-29.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Balranald iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Parish School
K-6 · 43 students
Balranald Central School
K-12 · 179 students
Demographics
The median age of 47 is 7 years above the national figure, placing Balranald firmly in the aging-community category. The senior share of the population rose 3 points over the decade while the working-age share fell 0.8 points, a gradual but consistent shift. Overseas-born residents account for 8.4% of the population, which is 13.2 percentage points below the national average, making this one of the more Anglo-heritage communities in the state. English (480), Irish (158) and Scottish (132) ancestries dominate. University qualifications reach only 15.4% of residents, which is 14.7 points below the national figure, reflecting an economy built on trades, agriculture and community services rather than professional knowledge work. The volunteering rate of 32.2% is notably high, a pattern typical of smaller regional towns where community organisations fill service gaps.
Age Distribution
Bedrooms
Dwelling Structure
91.5%
Houses
5.6%
Townhouse
0.7%
Apartment
Tenure
Balranald's housing stock is overwhelmingly detached: 91.5% of dwellings are separate houses, compared to the national mix that includes far more apartments and semi-detached homes. Tenure splits clearly: 46.0% own outright, 24.2% hold a mortgage and 29.8% rent. The high outright ownership share reflects a long-settled community where many residents have lived in the same home for decades. Three-bedroom homes account for 46.8% of dwellings and 4-plus bedroom homes 32.6%, giving the stock a family-size orientation. The median house price of $347,500 sits well below state and national medians, and rent-to-income at 16.7% and mortgage-to-income at 17.2% are both comfortably below stress thresholds. The 24.8% vacancy rate is the sharpest outlier, implying roughly one in four dwellings is unoccupied, most likely second homes, seasonal properties or surplus stock in a slow-demand area.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$893
Rent / wk
$200
HH Size
2.3
Personal Income / wk
$687
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
24.8%
Unoccupied
150
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
33.5%
Couples, no children
803
Total families
Economy & Employment
Agriculture leads local employment at 17.8% of the workforce, followed closely by healthcare at 17.1% and education at 14.3%, a combination typical of regional service towns that also act as supply hubs for surrounding farming districts. Public administration contributes 9.8% and construction 6.6%. By occupation, labourers (91 workers) and managers (90) are almost equal, reflecting an economy where hands-on and operational roles are as common as supervisory ones. The full-time employment rate is 67.6% and the unemployment rate is 4.7%, which is close to national benchmarks. SEIFA paints a clear picture of relative disadvantage: IRSD decile 3 and IRSAD decile 3 both place Balranald in the lower tier nationally, meaning fewer economic resources and opportunities compared to the average Australian suburb. Real income growth of 26.6% over the decade is positive but starts from a low base.
Unemployment
2.3%
Labour Force
2,266
Unemployed
53
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.6%
Part-time
27.7%
Participation
50.6%
Employed
488
Occupations
Top Industries
University
15.4%
Postgraduate
2.9%
Born Overseas
8.4%
Dwellings
449
Transport to Work
Car dependency is high at 79.3% of residents commuting by vehicle, which is expected given Balranald's rural setting and distance from major urban centres. Walking and cycling account for 14.5% of commutes, a figure that reflects the town's compact and flat layout rather than dedicated infrastructure. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in adjacent areas. Crime statistics are not available for Balranald, making direct safety comparisons difficult. As a proxy, the IRSD decile 3 score places the suburb in the lower-advantage tier nationally, which often correlates with higher service demand. The 8.2% of residents needing daily assistance (88 people) is consistent with the older median age of 47. Rent-to-income at 16.7% keeps housing costs manageable for tenants, and the high volunteering rate of 32.2% points to an engaged local community.
Drive
79.3%
Public Transport
N/A
Walk / Cycle
14.5%
Work from Home
N/A
Population Forecast
-0.3%/yr
(-11 people/yr)
EstablishedPopulation is declining slowly, with an annual trend of -0.3% and a loss of approximately 11 persons per year. The 10-year change sits at -0.4%, indicating near-stability rather than sharp contraction, but the trajectory points consistently downward. Medium forecasts project the broader area population edging from roughly 3,725 to around 3,584 by 2031. Internal migration averages a net outflow of 14 residents annually while overseas migration brings in approximately 19 per year, leaving the balance slightly positive but insufficient to reverse the overall decline. The gentrification score of 30 registers early signs, driven mainly by the 42.9% rent growth and a 26.6% real income gain over the decade, though at IRSD decile 3 the suburb remains well below the advantage levels where gentrification typically accelerates. Affordability improved from 29.2% in 2011 to 26.8% in 2021, a modest positive signal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+19
Net Internal / yr
-14
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Balranald compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Balranald a good suburb to live in?
Balranald suits buyers seeking affordability and a quieter rural lifestyle. Housing costs are low, with a $347,500 median and mortgage-to-income of 17.2%, well below the 30% stress threshold. The trade-off is limited services, a declining population of around 1,240 people and SEIFA scores in decile 3 nationally, indicating below-average economic advantage.
What is the median house price in Balranald?
The median house price is $347,500 based on 2024-2025 PSI data. Weekly rent averages $200 and monthly mortgage repayments are approximately $893. Both rent-to-income (16.7%) and mortgage-to-income (17.2%) are comfortably below stress levels, making housing costs here lower than most of NSW.
What schools are in Balranald?
No schools are recorded within the Balranald suburb boundary in this dataset. Families typically rely on educational facilities in surrounding areas. Despite limited local schooling data, 14.3% of the local workforce is employed in education, indicating that schools operate in the broader district.
Is Balranald safe?
Crime statistics are not available for Balranald in this dataset. As an indirect indicator, the suburb scores IRSD decile 3 nationally, placing it in the lower-advantage tier. The volunteering rate of 32.2% and average household size of 2.3 suggest an engaged and stable community, though the small population of 1,240 limits detailed analysis.
Is Balranald good for property investment?
Entry costs are low at a $347,500 median, and rent grew 42.9% over the measured period. However, the 24.8% vacancy rate signals significant oversupply relative to tenant demand. Internal migration runs at a net outflow of 14 residents per year and population is declining at 0.3% annually, which limits capital growth prospects compared to growing regional markets.
How is Balranald's population changing?
Population is declining at approximately 0.3% annually, a loss of around 11 persons per year from a base of 1,240. Over 10 years the change is -0.4%, indicating slow but steady contraction. Internal migration averages a net outflow of 14 per year, partially offset by overseas arrivals of approximately 19 annually. Medium forecasts project continued gentle decline through 2031.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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