Berrigan
With a median age of 55 and all four SEIFA deciles sitting at 1, Berrigan is one of NSW's most economically disadvantaged rural towns, yet it stays affordable precisely because of those conditions. The median house price of $336,500 is well below the NSW state average, and household income sits in just the 12.3rd percentile nationally. Agriculture drives 28.7% of local employment, binding the town's fortunes to seasonal cycles and commodity markets. At 720 square kilometres, the suburb boundary covers a wide rural hinterland, and the 1,264 residents spread at just 1.8 people per square kilometre, lower density than almost any urban or peri-urban comparable.
Population
1,264
Median Age
55.0
Household IncomeiMedian weekly household income (ABS Census)
$980/wk
DAs (12 months)iDevelopment Applications lodged in the past year
20
Median House
$336K
2024-2025 (PSI derived)
The median house price of $336,500 is a significant entry point below the NSW state median, and monthly mortgage repayments average $933, putting the mortgage-to-income ratio at 22.0%, below the 30% stress threshold. Separate houses dominate at 89.2% of dwellings, with semi-detached at 9.6% and almost no apartments. Three-bedroom homes account for 46.9% of the stock and four-bedroom or larger homes make up 29.5%, giving buyers solid family-sized options. Outright owners at 51.8% far exceed the national average, indicating long-held properties with minimal debt. Price history shows a drop from $387,000 in 2024 to $312,000 in 2025, a 19.4% decline, so buyers are entering at a lower point than the recent peak.
For Buyers
The median house price of $336,500 is a significant entry point below the NSW state median, and monthly mortgage repayments average $933, putting the mortgage-to-income ratio at 22.0%, below the 30% stress threshold. Separate houses dominate at 89.2% of dwellings, with semi-detached at 9.6% and almost no apartments. Three-bedroom homes account for 46.9% of the stock and four-bedroom or larger homes make up 29.5%, giving buyers solid family-sized options. Outright owners at 51.8% far exceed the national average, indicating long-held properties with minimal debt. Price history shows a drop from $387,000 in 2024 to $312,000 in 2025, a 19.4% decline, so buyers are entering at a lower point than the recent peak.
For Investors
Berrigan's investment fundamentals are mixed. Weekly rent of $173 against a $336,500 median implies a gross yield of approximately 2.7%, modest but above many regional NSW comparisons. However, the vacancy rate of 17.2% is high and signals that demand for rental properties is thin relative to available stock. The renting population is only 22.1%, meaning tenant competition is limited. Development activity is low at 19 applications in the past 12 months, with few new dwellings. Population is declining at 0.02% annually, with net internal migration averaging minus 41 per year, partially offset by overseas arrivals averaging plus 28 per year. These trends suggest limited capital growth prospects, and investors should weigh yield against the elevated vacancy and negative internal migration.
Development Activity
Total DAs
74
Last 12 Months
20
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Berrigan iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Berrigan Public School
K-6 · 66 students
Demographics
The median age of 55 is 15 years above the national figure, making Berrigan one of the most senior-skewed communities in regional NSW. The senior share rose 5.8 points over the decade while the working-age share fell 2.1 points, confirming an aging trajectory rather than a temporary spike. Overseas-born residents at 8.7% are 12.9 points below the national average, reflecting the town's Anglo-Celtic character: English (553 residents), Irish (170) and Scottish (165) are the top ancestries. University qualifications at 16.9% are 13.2 points below the national figure, consistent with an agricultural and trade-based workforce. Average household size of 2.2 is below the national average, as older couples without children, who account for 40% of families, outnumber couples with children at 31.2%.
Age Distribution
Bedrooms
Dwelling Structure
89.2%
Houses
9.6%
Townhouse
N/A
Apartment
Tenure
Berrigan's housing market is dominated by outright owners: 51.8% own free of mortgage, compared with just 26.1% carrying a mortgage and 22.1% renting. This ownership structure, with outright owners nearly double mortgagees, reflects an older, long-settled population rather than recent buyers. Separate houses make up 89.2% of stock, semi-detached 9.6%, and apartment supply is negligible. The three-bedroom dwelling is the most common at 46.9%, followed by four-bedroom-plus at 29.5%. Median house price fell from $387,000 in 2024 to $312,000 in 2025, a 19.4% drop in one year. Rent-to-income at 17.7% keeps renters comfortable. Housing stress, whether from rent or mortgage, is absent at current price and income levels.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$933
Rent / wk
$173
HH Size
2.2
Personal Income / wk
$586
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
17.2%
Unoccupied
106
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.0%
Community Profile
Ancestry
Household Composition
40.0%
Couples, no children
901
Total families
Economy & Employment
Agriculture is the dominant sector at 28.7% of employed residents, almost three times the national share for rural towns and the direct reason Berrigan's economy is tied to seasonal conditions and commodity pricing. Healthcare follows at 18.3% and Education at 7.5%, typical of a service-core that exists to support a rural population. Public Administration adds 7.2%. By occupation, Managers lead at 111 workers, reflecting farm and small-business ownership, followed by Labourers at 76 and Machinery and Drivers at 54. Unemployment is low at 3.7%, but the participation rate of just 42.3% is below the national norm, because 454 residents are not in the labour force, largely due to the high median age of 55. All four SEIFA deciles score 1, the lowest nationally, indicating concentrated disadvantage across education, income and economic resources.
Unemployment
6.7%
Labour Force
2,057
Unemployed
137
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
31.1%
Participation
42.3%
Employed
443
Occupations
Top Industries
University
16.9%
Postgraduate
2.6%
Born Overseas
8.7%
Dwellings
508
Transport to Work
Car dependency is pronounced, with 83.7% of residents driving to work and only 1.7% using public transport, typical for a rural NSW town 720 kilometres from major hubs in a 720 square kilometre area. Walking and cycling account for 9.6% of commutes, which is relatively high for a rural setting and reflects the compact town centre. No schools are recorded within the suburb boundary in this dataset, though the presence of Education as 7.5% of employment indicates local facilities do exist. Volunteering reaches 30.3% of residents, well above the national average, a common feature of rural communities where informal networks substitute for formal services. A total of 10.4% of residents, or 121 people, need daily assistance, notably higher than metropolitan benchmarks and consistent with the elevated median age of 55 and SEIFA decile 1 across all four indexes.
Drive
83.7%
Public Transport
1.7%
Walk / Cycle
9.6%
Work from Home
N/A
Population Forecast
-0.02%/yr
(-1 people/yr)
EstablishedBerrigan's population is in slow structural decline. The three most recent recorded years show 4,239 in 2023, 4,206 in 2024 and 4,176 in 2025, a consistent annual fall. Medium forecasts hold the population near 4,216 to 4,223 through 2031, essentially flat to slightly down. The 10-year population change is just 0.9%, well below national growth rates. Net internal migration averages minus 41 per year, reflecting younger residents leaving for opportunities elsewhere, while overseas migration adds 28 annually and provides the only offsetting driver. Rent grew 38.7% over the decade, faster than the 9.2% real income growth, but from a low base, and the gentrification score of 19 out of 100 confirms this is not gentrifying territory. Affordability, measured as housing cost relative to income, has been stable: 34.1% in 2011 versus 35.2% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+28
Net Internal / yr
-41
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berrigan compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berrigan a good suburb to live in?
Berrigan suits buyers seeking affordability and a rural lifestyle. The median house price of $336,500 is well below the NSW state median, and mortgage repayments average $933 per month. All four SEIFA deciles sit at 1, indicating economic disadvantage relative to national benchmarks, and public transport is minimal at 1.7% of commuters. Community engagement is strong, with 30.3% of residents volunteering.
What is the median house price in Berrigan?
The median house price is $336,500, based on PSI-derived data for 2024-2025. Prices fell from $387,000 in 2024 to $312,000 in 2025, a decline of 19.4%. Weekly rent averages $173 and monthly mortgage repayments run about $933, giving a mortgage-to-income ratio of 22.0%, below the 30% stress threshold.
What schools are in Berrigan?
No schools are recorded within the Berrigan suburb boundary in this dataset. However, Education accounts for 7.5% of local employment, suggesting schooling facilities operate in the area. Families should confirm current local school options directly with the NSW Department of Education. University qualifications among residents are 16.9%, which is 13.2 points below the national figure.
Is Berrigan safe?
Specific crime statistics for Berrigan are not available in this dataset. As an indirect indicator, the town scores decile 1 on IRSD, the lowest advantage tier nationally, which can correlate with higher disadvantage-related pressures. The volunteering rate of 30.3% and the stable, long-settled ownership profile (51.8% own outright) suggest a close-knit community that may partially offset disadvantage.
Is Berrigan good for property investment?
Berrigan offers a gross yield of approximately 2.7% based on $173 weekly rent and a $336,500 median, but the 17.2% vacancy rate is high, signalling thin rental demand. Population is declining at roughly 41 net internal departures per year, and the 10-year population change is only 0.9%. These factors limit capital growth prospects, making yield the primary return driver with elevated vacancy risk.
How is Berrigan's population changing?
Population is in gradual decline: 4,239 in 2023, 4,206 in 2024 and 4,176 in 2025. Net internal migration averages minus 41 per year as working-age residents leave, partially offset by overseas arrivals averaging plus 28 annually. Medium forecasts hold the population near 4,216 through 2031. The median age of 55 is 15 years above national, reflecting an aging trajectory.
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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