Bathurst
A renter share of 55.3% sits unusually high for a regional NSW centre, and it pairs with a 13.7% vacancy rate to define how Bathurst's housing market actually behaves. The $600,000 median house price keeps the suburb affordable, with household incomes in the 25.9th national percentile pointing to a value-led market rather than a wealth-led one. SEIFA places it in decile 4 across both IRSD and IRSAD, below the national midpoint, yet university qualifications at 36.0% run 5.9 points above national, a gap driven by the Charles Sturt University presence and a Healthcare and Education economy that employs 38% of the workforce between them. The median age of 41 is only 1 year above national but the aging trajectory, a senior share rising 3.9 points, signals the longer term shift.
Population
7,001
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,209/wk
DAs (12 months)iDevelopment Applications lodged in the past year
99
Median House
$665K
12m to Jun 2026 (PSI)
At a $600,000 median, Bathurst houses cost less than half of most metropolitan Sydney equivalents, and the monthly mortgage of $1,517 produces a mortgage-to-income ratio of 29.0%, just under the 30% stress threshold. Separate houses make up 50.2% of stock against 18.6% apartments and 30.5% semi-detached, so detached living is the default rather than the premium. Three-bedroom (37.1%) and two-bedroom (39.6%) homes dominate, with 4-plus bedroom houses at only 15.3%, which suits downsizers and small households more than large families. Only 16.1% of residents carry a mortgage while 28.7% own outright, a sign that established owners hold much of the housing and that entry buyers compete against a 55.3% renter base. Buyers should note the household income percentile of 25.9, well below national, which caps how far local demand can push prices.
For Buyers
At a $600,000 median, Bathurst houses cost less than half of most metropolitan Sydney equivalents, and the monthly mortgage of $1,517 produces a mortgage-to-income ratio of 29.0%, just under the 30% stress threshold. Separate houses make up 50.2% of stock against 18.6% apartments and 30.5% semi-detached, so detached living is the default rather than the premium. Three-bedroom (37.1%) and two-bedroom (39.6%) homes dominate, with 4-plus bedroom houses at only 15.3%, which suits downsizers and small households more than large families. Only 16.1% of residents carry a mortgage while 28.7% own outright, a sign that established owners hold much of the housing and that entry buyers compete against a 55.3% renter base. Buyers should note the household income percentile of 25.9, well below national, which caps how far local demand can push prices.
For Investors
The renter share of 55.3% gives landlords a deep tenant pool, but the 13.7% vacancy rate is the warning sign, far above a healthy 2% to 3% and pointing to oversupply relative to demand. Weekly rent of $300 against a $600,000 median produces a gross yield near 2.6%, modest, though stronger than the sub-2% yields common in capital cities. Rents have grown 46.9% over the decade, outpacing the flat price record, which has compressed the affordability gap and supports cash flow. Demand is led by internal migration, with net internal inflows of 172 per year against just 38 from overseas, so this is a domestic relocation market rather than a migration-driven one. Development activity is busy at 96 applications in 12 months, which adds future supply and helps explain the elevated vacancy. The 24.8% rent-to-income ratio leaves tenants some headroom but limits aggressive rent increases.
Development Activity
Total DAs
535
Last 12 Months
99
YoY ChangeiYear-over-year change in DA lodgements
+7.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bathurst iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Stanislaus' College
7-12 · 713 students
Cathedral Catholic Primary School Bathurst
K-6 · 363 students
The Assumption Catholic Primary School Bathurst
K-6 · 393 students
MacKillop College Bathurst
7-12 · 691 students
Bathurst Public School
K-6 · 424 students
Demographics
The median age of 41 is 1 year above national, and the senior share is climbing 3.9 points while the working-age share falls 2.1, an aging trajectory rather than a youth influx. Born-overseas residents at 17.6% are 4.0 points below national, making this an Anglo-leaning population: English ancestry leads at 2,809, followed by Irish (1,132) and Scottish (773). The largest non-English languages are Nepali (51), Punjabi (47) and Urdu (35), a small South Asian community linked to university enrolment. University qualifications at 36.0% run 5.9 points above national, a notable result for a regional centre and tied to the Charles Sturt campus. Average household size of 1.9 is 0.6 below national, and couples without children (1,541, 37.5%) outnumber couples with children (1,277), consistent with the smaller, older household structure.
Age Distribution
Bedrooms
Dwelling Structure
50.2%
Houses
30.5%
Townhouse
18.6%
Apartment
Tenure
Tenure tilts heavily to renting at 55.3%, with outright owners at 28.7% and mortgage holders at just 16.1%, an unusual split where outright owners nearly double mortgaged owners and point to a settled, older ownership base. Stock is 50.2% separate houses, 30.5% semi-detached and 18.6% apartments, so medium-density forms are more common here than the detached-only profile of many regional towns. Two-bedroom (39.6%) and three-bedroom (37.1%) dwellings carry the market, while 4-plus bedroom homes are only 15.3%. The $600,000 median has held flat across the two recorded quarters, so capital growth has stalled even as rents rose 46.9% over the decade. IER decile 5 sits above IRSAD decile 4, reflecting that the renter-heavy tenure depresses measured wealth more than income alone would suggest. Both mortgage-to-income (29.0%) and rent-to-income (24.8%) stay below formal stress thresholds.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$1,517
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $300.
$540
Bond data Mar 2026 · houses $580 · units $430
HH Size
1.9
Personal Income / wk
$753
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.7%
Unoccupied
517
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.5%
Couples, no children
4,110
Total families
Economy & Employment
Healthcare dominates at 22.5% of employment (505 workers), with Education second at 15.5% (348), together accounting for 38% of jobs and anchoring the economy to the regional hospital and the Charles Sturt University campus. Public Admin (9.6%, 216), Retail (9.0%, 201) and Hospitality (7.5%, 168) round out the top five, a service and institution-led base typical of a regional administrative centre. Professionals lead occupations at 761, ahead of Community and Personal Service workers at 569 and Labourers at 367. The unemployment rate of 5.8% sits above the national average, and participation at 54.5% is restrained by the aging population and the 2,201 residents not in the labour force. SEIFA tells a consistent story: IEO decile 4 and IRSAD decile 4 both fall below the national midpoint, though real incomes still grew 12.0% over the decade. The institutional employer base lends the local economy stability that purely market-driven towns lack.
Unemployment
2.8%
Labour Force
7,357
Unemployed
203
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.5%
Part-time
29.7%
Participation
54.5%
Employed
3,134
Occupations
Top Industries
University
36.0%
Postgraduate
10.1%
Born Overseas
17.6%
Dwellings
3,241
Transport to Work
Bathurst is a car-dependent suburb, with 77.5% driving to work and only 0.6% using public transport, well below metropolitan norms and a function of its regional setting. Active transport is healthier than expected: 14.2% walked or cycled, helped by a compact 5.89 km2 footprint and a density of 1,189 people per km2. The Healthcare sector at 22.5% of employment reflects strong local medical access, and the volunteering rate of 16.0% points to active community participation above many urban suburbs. SEIFA decile 4 across IRSD and IRSAD signals below-average advantage overall, and 9.4% of residents (614 people) report needing assistance with core activities, a share consistent with the aging trajectory. The $600,000 median and $300 weekly rent keep living costs accessible, with rent-to-income at 24.8% leaving more household headroom than tighter capital-city markets.
Drive
77.5%
Public Transport
0.6%
Walk / Cycle
14.2%
Work from Home
N/A
Population Forecast
+1.92%/yr
(+260 people/yr)
EstablishedPopulation is growing 1.92% per year, about 260 people annually, with a 10-year change of 29.9%, faster than the national rate and strong for a regional centre. The medium forecast lifts the wider area population from 13,565 in 2025 to 15,117 by 2031. Internal migration is the engine, contributing 172 net arrivals per year against only 38 from overseas, so growth depends on Australians relocating from cities and other regions rather than international inflows. The catch is composition: the young share is falling 2.6 points while seniors rise 3.9, so the headcount climbs even as the population ages. Affordability has worsened, slipping from 42.2% in 2011 to 45.1% in 2021, as rents rose 46.9% over the decade. A gentrification score of 34 to 44 marks early signs of change, supported by sustained internal migration and the 38% population increase since 2011.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+38
Net Internal / yr
+172
Gentrification Signal
Early signs
Population +38% since 2011, Net internal migration +172/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bathurst compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bathurst a good suburb to live in?
Bathurst suits buyers seeking affordability and a service-anchored regional economy. The $600,000 median house price keeps entry costs low and university qualifications at 36.0% run 5.9 points above national, thanks to the Charles Sturt campus. The trade-offs are a 13.7% vacancy rate, SEIFA decile 4 below the national midpoint, and 77.5% car dependence.
What is the median house price in Bathurst?
The median house price is $600,000, recorded across 2024 and 2025 with no measured change between quarters. Monthly mortgage repayments average $1,517 and weekly rent is $300, giving a gross rental yield near 2.6%, stronger than the sub-2% yields typical of capital cities.
What schools are in Bathurst?
The dataset does not list individual schools for this area, so no specific campuses can be named. Education is a major employer, accounting for 15.5% of jobs (348 workers), and the Charles Sturt University presence lifts university qualifications to 36.0%, which is 5.9 points above the national rate.
Is Bathurst safe?
Crime statistics are not available in this dataset for Bathurst, so a safety rate cannot be quoted. Indirect indicators include a residential turnover of 35.5%, meaning 64.5% of residents stayed put, and SEIFA decile 4, which sits below the national midpoint for socioeconomic advantage.
Is Bathurst good for property investment?
The 55.3% renter share gives a deep tenant pool and rents grew 46.9% over the decade. The concern is the 13.7% vacancy rate, far above a healthy 2% to 3%, alongside flat capital growth at the $600,000 median and 96 development applications adding supply. Internal migration of 172 per year supports demand.
How is Bathurst's population changing?
Population grows 1.92% per year, about 260 people, with a 29.9% rise over 10 years and a wider-area forecast reaching 15,117 by 2031. Internal migration drives it at 172 net arrivals annually versus 38 from overseas. The population is aging, with the senior share up 3.9 points and the young share down 2.6 points.
How active is development in Bathurst?
Development is busy, with 96 applications lodged in the past 12 months, including multi-dwelling housing, subdivision and commercial structures. This added supply helps explain the elevated 13.7% vacancy rate, well above a balanced market, even as the population grows 1.92% per year.
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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