Blayney
Only 0.3% of Blayney commuters use public transport, while 80.8% drive, making car access central to daily life. The town has 3,448 residents across 184.11 sq km, with a density of 18.7 people per sq km and a 92.6% separate-house share. Median age is 38, 2 years below the national average, while 31.2% rent and 35.2% own outright. Compared with nearby Millthorpe or larger Bathurst, Blayney is more suited to buyers seeking detached space and local services because everyday travel is overwhelmingly car-based.
Population
3,448
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,383/wk
DAs (12 months)iDevelopment Applications lodged in the past year
51
Homebuyers are choosing a house-led market rather than an apartment market: 92.6% of dwellings are separate houses, 45.2% have 3 bedrooms and 38.8% have 4 or more. The monthly mortgage figure is $1,380, while mortgage costs equal 23.0% of household income and are not flagged as stress. Renting costs $265 a week, giving buyers a useful holding-cost comparison. The median age is 38, 2 years below the national average, and the 2.5-person household size is equal to national levels. Compared with denser regional suburbs, Blayney works best for buyers seeking land and family-sized stock because detached supply dominates.
For Buyers
Homebuyers are choosing a house-led market rather than an apartment market: 92.6% of dwellings are separate houses, 45.2% have 3 bedrooms and 38.8% have 4 or more. The monthly mortgage figure is $1,380, while mortgage costs equal 23.0% of household income and are not flagged as stress. Renting costs $265 a week, giving buyers a useful holding-cost comparison. The median age is 38, 2 years below the national average, and the 2.5-person household size is equal to national levels. Compared with denser regional suburbs, Blayney works best for buyers seeking land and family-sized stock because detached supply dominates.
For Investors
Blayney offers an investor a modest-rent, higher-vacancy profile: weekly rent is $265, 31.2% of households rent, and vacancy is 8.2%. That vacancy rate points to more tenant choice than a tightly supplied market, so property condition and pricing matter. Development activity reached 51 matters in 12 months, including new dwelling house applications, which may add competition. Rent growth of 54.3% and affordability worsening from 33.0% in 2011 to 35.3% in 2021 support caution around future tenant budgets. Migration is Balanced, so demand is not reliant on one inflow. Compared with low-vacancy markets, Blayney needs a buffer for letting periods.
Development Activity
Total DAs
243
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
+41.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Blayney
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Blayney's profile is locally rooted: 5.6% of residents were born overseas, 16.0 percentage points below the national level, and 16.5% have university qualifications, 13.6 points below national levels. English ancestry counts 1,559 people, followed by Irish at 450 and Scottish at 348. Christianity accounts for 2,105 responses and no religion for 1,108. The median age is 38, 2 years below the national average, while the 2.5-person household size matches national levels. With 79.6% staying at the same address and 20.4% turnover, continuity is high because households move less often than in more mobile markets.
Age Distribution
Bedrooms
Dwelling Structure
92.6%
Houses
5.4%
Townhouse
1.3%
Apartment
Tenure
Blayney's housing is overwhelmingly detached, with 92.6% separate houses, compared with only 1.3% apartments and 5.4% semi-detached dwellings. Tenure is relatively spread: 35.2% own outright, 32.2% have a mortgage and 31.2% rent, with 1.4% in other arrangements. Three-bedroom homes make up 45.2% and four-plus-bedroom homes 38.8%, matching the town's family-sized stock. Mortgage costs equal 23.0% of household income and rent equals 19.2%, with neither flagged as stress. Compared with apartment-heavy suburbs, Blayney provides more land-oriented choice because detached homes dominate.
Mortgage / mo
$1,380
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $265.
$510
Bond data Jun 2026 · houses $520
HH Size
2.5
Personal Income / wk
$696
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.2%
Unoccupied
120
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Ancestry
Household Composition
40.0%
Couples with children
40.5%
Couples, no children
18.3%
Single parent
938
Total families
Economy & Employment
Blayney's employment base spans healthcare at 18.7% and 175 workers, education at 11.4% and 107, construction at 9.1% and 85, manufacturing at 8.7% and 81, and mining at 8.3% and 78. This mix supports essential services and practical industries because trades number 246, labourers 229, community and personal service workers 194, machinery and drivers 189, and professionals 175. The labour force is 1,620, participation is 59.3%, full-time employment is 63.1% and unemployment is 6.3%. SEIFA is uneven: IEO and IRSAD are both decile 4, below the top half, while IER is decile 7, above them; IRSD is decile 4. Compared with a uniformly high-decile economy, the gap suggests stronger household resources than education and broad disadvantage outcomes.
Unemployment
6.3%
Labour Force
1,620
Unemployed
102
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
30.4%
Participation
59.3%
Employed
1,518
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
16.5%
Postgraduate
2.8%
Born Overseas
5.6%
Dwellings
1,329
Transport to Work
Blayney is practical for drivers: 80.8% travel by car, versus 0.3% using public transport, while 4.6% walk or cycle and 9.4% work from home. That pattern matters because the town covers 184.11 sq km and has a density of 18.7 people per sq km. Families have 2 nearby government schools, Blayney Public School and Blayney High School, covering primary and secondary stages. Check enrolment zones against the exact address, especially for transport planning. IRSAD is decile 4 and IEO is decile 4, below the highest socioeconomic deciles, so service access and household circumstances deserve practical checking. Compare streets directly using current NSW Police statistics rather than assuming town-wide safety.
Drive
80.8%
Public Transport
0.3%
Walk / Cycle
4.6%
Work from Home
9.4%
Population Forecast
+0.65%/yr
(+51 people/yr)
EstablishedBlayney's wider-area growth trend is 0.65% a year, with migration classified as Balanced rather than led by one dominant source. Population change across the wider area is 7.3% over 10 years, but the trajectory is Aging: the senior share rose 3.3 percentage points and the young share fell 2.3 points. Rent growth reached 54.3%, while affordability worsened from 33.0% in 2011 to 35.3% in 2021, which can put pressure on established households. The current gentrification forecast is score 0, stage Not gentrifying, so compared with faster-growth corridors the outlook is steadier than transformational. Fifty-one development matters in 12 months may support gradual renewal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+19
Net Internal / yr
+28
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Blayney compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Blayney a good suburb to live in?
Blayney can suit households seeking detached housing, a quieter regional setting and primary-to-secondary schooling locally. The town has 3,448 residents, 92.6% separate houses and 80.8% car commuting, so it is a stronger fit for space and driving than for frequent public transport.
What is the median house price in Blayney?
A current median house price should be checked against recent settled sales and the exact property type. Blayney's stock is 92.6% separate houses, with 45.2% three-bedroom and 38.8% four-plus-bedroom homes, so land, condition and size can create wide price differences.
What schools are in Blayney?
Blayney Public School provides primary schooling and Blayney High School provides secondary schooling; both are government schools. That gives families 2 local government options across the main school stages, but enrolment zones should be checked against the exact address.
Is Blayney safe?
Check current NSW Police statistics and street-level conditions before deciding, rather than relying on a general impression. Blayney covers 184.11 sq km and has 3,448 residents, so lighting, traffic and distance from services can vary across the town and surrounding area.
Is Blayney good for property investment?
Investment appeal rests on a $265 weekly rent, 31.2% renting and an 8.2% vacancy rate. The vacancy figure suggests more tenant choice than a tightly supplied market, while 51 development matters in 12 months may add competing stock. Review property condition and tenant demand, not yield alone.
How is Blayney's population changing?
Growth is measured rather than rapid: the wider area has a 0.65% annual trend and 7.3% population change over 10 years. Migration is Balanced, while the trajectory is Aging, with the senior share up 3.3% and young share down 2.3%, so demand may lean toward established households and services.
What development is happening in Blayney?
Development activity includes 51 matters in the latest 12-month period, including applications for new dwelling houses and advertising signage. New dwelling applications can gradually broaden supply, but each proposal still depends on approval, timing and delivery. Check the council register for address-specific status and 2026 dates.
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 education open registers (school locations), 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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