Buronga
At $335,000, the median house price in Buronga sits well below the national average, yet the suburb carries a vacancy rate of 11.7%, more than double typical market levels, signalling that supply exceeds current demand. Detached houses make up 87.4% of stock, cementing its character as a low-density owner-occupier town on the NSW side of the Murray River. Household income lands in the 39.2nd percentile nationally, and three of four SEIFA indexes place the area in decile 3, indicating meaningful disadvantage compared to most Australian suburbs. Population has grown 12.9% over the past decade, driven by a balanced mix of internal and overseas migration averaging 43 and 18 arrivals annually.
Population
1,252
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,381/wk
DAs (12 months)iDevelopment Applications lodged in the past year
62
Median House
$335K
2024-2025 (PSI derived)
The median house price of $335,000 is well below the NSW state median, making Buronga one of the more affordable entry points in the state for detached housing. Mortgage-to-income sits at 21.7%, comfortably below the 30% stress threshold, so buyers financing at current rates retain reasonable headroom. Prices dipped from $366,500 in 2024 to $315,250 in 2025, a 14% decline, suggesting buyers currently hold negotiating power relative to recent peaks. Separate houses account for 87.4% of all dwellings, and 3-bedroom homes are the most common at 48.3%, with 4-plus bedroom properties also well represented at 31.9%. Ownership rates are healthy, with 33.2% owning outright and 41.6% on a mortgage, compared to a renting rate of 25.2%.
For Buyers
The median house price of $335,000 is well below the NSW state median, making Buronga one of the more affordable entry points in the state for detached housing. Mortgage-to-income sits at 21.7%, comfortably below the 30% stress threshold, so buyers financing at current rates retain reasonable headroom. Prices dipped from $366,500 in 2024 to $315,250 in 2025, a 14% decline, suggesting buyers currently hold negotiating power relative to recent peaks. Separate houses account for 87.4% of all dwellings, and 3-bedroom homes are the most common at 48.3%, with 4-plus bedroom properties also well represented at 31.9%. Ownership rates are healthy, with 33.2% owning outright and 41.6% on a mortgage, compared to a renting rate of 25.2%.
For Investors
The investment case for Buronga is constrained by two headline figures: a vacancy rate of 11.7%, far higher than the national average, and a weekly rent of $203, which generates a modest gross yield against the $335,000 median. At current figures, gross yield approximates 3.2%, low given the vacancy risk. On the positive side, the suburb recorded 57 development applications in the past 12 months, including warehouse and dwelling construction, reflecting ongoing economic activity beyond residential. Net internal migration averages 43 persons a year and overseas migration adds 18, supporting a gradual demand base. Rent grew 33.3% over the decade, outpacing many comparable regional markets, though the high vacancy suggests that local absorption capacity is limited relative to available stock.
Development Activity
Total DAs
233
Last 12 Months
62
YoY ChangeiYear-over-year change in DA lodgements
+5.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Buronga iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Buronga Public School
K-6 · 80 students
Demographics
Buronga's median age of 38 is 2 years below the national figure, skewing slightly younger than the national average. Overseas-born residents account for 10.8% of the population, which is 10.8 percentage points below the national rate, pointing to a predominantly Australian-born community. English ancestry dominates, led by English (436), Scottish (124) and Irish (111) backgrounds. University qualifications reach 20.3% of residents, which is 9.8 percentage points below the national average, and the suburb scores decile 3 on the Index of Education and Occupation, reflecting lower formal credentialling than most metropolitan areas. Average household size of 2.6 aligns closely with the national figure of 2.5. Couples with children (384 households) outnumber couples without children (270), giving the suburb a family-oriented composition.
Age Distribution
Bedrooms
Dwelling Structure
87.4%
Houses
6.7%
Townhouse
2.1%
Apartment
Tenure
Buronga's housing stock is overwhelmingly separate houses at 87.4%, with semi-detached dwellings at 6.7% and apartments a marginal 2.1%, a profile that sits well above national averages for detached housing. Three-bedroom homes lead at 48.3%, followed by 4-plus bedroom properties at 31.9%, indicating larger family-oriented floor plans are the norm. Tenure splits with 33.2% owning outright, 41.6% on mortgages and 25.2% renting. The median house price of $315,250 as of 2025 is down 14% from the 2024 peak of $366,500, reversing some of the affordability compression seen in regional NSW during the pandemic. Rent-to-income at 14.7% is well below the 30% stress threshold, making Buronga one of the more affordable rental markets relative to local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$203
HH Size
2.6
Personal Income / wk
$772
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.7%
Unoccupied
58
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
14.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.7%
Community Profile
Ancestry
Household Composition
28.8%
Couples, no children
938
Total families
Economy & Employment
Education (16.1%, 55 workers) and Healthcare (14.7%, 50 workers) are the dominant industries, together accounting for nearly a third of local employment, a pattern typical of service-dependent regional towns. Retail (9.7%) and Construction (8.8%) add further breadth, while Public Administration at 8.2% reflects a government employment base. By occupation, Professionals lead at 95 workers, followed closely by Labourers (88) and Managers (80), an unusually compressed spread between white-collar and manual roles. The unemployment rate of 4.5% is modest and the full-time employment rate of 68.9% is healthy, though the participation rate of 55.2% is below average, partly because 314 residents are not in the labour force. Real incomes grew 24.3% over the decade, but household income remains in the 39.2nd percentile nationally, reflecting the modest wage base of regional service industries.
Unemployment
5.3%
Labour Force
3,695
Unemployed
196
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.9%
Part-time
26.6%
Participation
55.2%
Employed
528
Occupations
Top Industries
University
20.3%
Postgraduate
2.7%
Born Overseas
10.8%
Dwellings
435
Transport to Work
Car dependency is high in Buronga, with 85.4% of workers driving, compared to a national average well below that figure, reflecting the regional setting where public transport at 1.7% is minimal. Walking and cycling account for 3.4% of commutes. Crime data is not available for this suburb in the current dataset. The IRSAD decile of 3 places Buronga in the lower third nationally for socioeconomic advantage, meaning residents have fewer resources on average than most Australian suburbs. Volunteering at 14.7% shows reasonable community engagement, and housing stress is low with rent-to-income at 14.7% and mortgage-to-income at 21.7%, both below stress thresholds. No schools are recorded within the suburb boundary in this dataset, so families likely draw on services in neighbouring Mildura across the Murray.
Drive
85.4%
Public Transport
1.7%
Walk / Cycle
3.4%
Work from Home
N/A
Population Forecast
+0.8%/yr
(+55 people/yr)
EstablishedPopulation grew 12.9% over the past decade, reaching approximately 1,252 residents, and the forecast trend projects annual growth of 0.8%, adding roughly 55 persons per year through to 2031. Migration drives this growth on both channels: internal migration averages a net 43 arrivals annually and overseas migration contributes 18, with no single driver dominating. The gentrification score of 20 places Buronga at the early signs stage, supported by a young share declining 1.7 points and a senior share rising 4.5 points, consistent with an aging trajectory. Affordability has improved, with the housing cost-to-income ratio falling from 32.4% in 2011 to 28.2% in 2021, a trend that may attract buyers priced out of larger regional centres. Development activity at 57 applications in 12 months includes both residential and commercial warehouse activity, pointing to modest economic diversification.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+18
Net Internal / yr
+43
Gentrification Signal
Early signs
Population +16% since 2011, Accelerating: 2% → 13%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Buronga compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Buronga a good suburb to live in?
Buronga offers housing affordability well below the NSW state median at $335,000, and housing stress is low with mortgage-to-income at 21.7% and rent-to-income at 14.7%. Trade-offs include a high vacancy rate of 11.7% and SEIFA decile 3 rankings, placing it in the lower third nationally for socioeconomic advantage.
What is the median house price in Buronga?
The median house price is $335,000. Prices peaked at $366,500 in 2024 before falling 14% to $315,250 in 2025. Weekly rent averages $203 and monthly mortgage repayments run approximately $1,300, keeping housing costs comfortably below stress thresholds for most households.
What schools are in Buronga?
No schools are recorded inside the Buronga suburb boundary in this dataset. With a population of 1,252 residents and an average household size of 2.6, families in the area likely access schools in neighbouring Mildura, which is immediately adjacent across the Murray River.
Is Buronga safe?
Detailed crime statistics are not available for Buronga in this dataset. As a contextual indicator, the suburb scores decile 3 on IRSAD nationally, suggesting below-average socioeconomic resources, which is worth considering. Volunteering participation at 14.7% and 5.0% of residents needing daily assistance provide limited indirect signals about community cohesion.
Is Buronga good for property investment?
The high vacancy rate of 11.7% is a significant concern for investors because it implies weaker rental demand relative to available stock. Weekly rent of $203 against a $335,000 median implies a gross yield of approximately 3.2%. On the upside, rent grew 33.3% over the decade and 57 development applications in 12 months signal ongoing economic activity.
How is Buronga's population changing?
Population grew 12.9% over the past decade and the forecast trend projects 0.8% annual growth, adding around 55 persons per year through 2031. Both internal migration (net 43 per year) and overseas migration (18 per year) contribute to growth. The demographic profile is aging, with the senior share rising 4.5 points over the decade.
How much development is happening in Buronga?
There were 57 development applications lodged in the past 12 months, including warehouse construction and residential dwelling applications. This level of activity is above average for a suburb of 1,252 residents, reflecting commercial and residential growth linked to its location in the Mildura-Sunraysia economic zone.
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.
Explore Buronga on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map