Clarence Town
With 97.5% of dwellings being separate houses and only 2,265 residents spread across 91.95 square kilometres, Clarence Town ranks as one of the lower-density rural pockets in the Hunter Valley. Household income sits at the 72.3rd percentile nationally, above average for a rural area. The population grew just 4.3% over a decade, slower than most NSW regions, and the demographic trajectory is aging, with the senior share rising 5.8 points since 2011. Construction and healthcare each employ around 14.5% of the local workforce, a pattern more common to regional service towns than outer-metro fringe suburbs.
Population
2,265
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,934/wk
DAs (12 months)iDevelopment Applications lodged in the past year
51
Median House
$800K
2024-2025 (PSI derived)
The median house price reached $835,000 in 2024 before pulling back to $762,500 in 2025, a decline of 8.7%. Against a household income at the 72.3rd percentile nationally, the mortgage-to-income ratio sits at 23.8%, below the 30% stress threshold, leaving buyers with more headroom than in most coastal NSW markets. Nearly all stock is detached houses at 97.5% of dwellings, with 4-plus bedroom homes making up 49.4% and 3-bedroom homes 38.5%. Outright owners account for 35.7% of households and mortgage holders 54.8%, a high mortgage share that reflects active lending activity rather than a mature, paid-off ownership base. Monthly repayments average $1,993.
For Buyers
The median house price reached $835,000 in 2024 before pulling back to $762,500 in 2025, a decline of 8.7%. Against a household income at the 72.3rd percentile nationally, the mortgage-to-income ratio sits at 23.8%, below the 30% stress threshold, leaving buyers with more headroom than in most coastal NSW markets. Nearly all stock is detached houses at 97.5% of dwellings, with 4-plus bedroom homes making up 49.4% and 3-bedroom homes 38.5%. Outright owners account for 35.7% of households and mortgage holders 54.8%, a high mortgage share that reflects active lending activity rather than a mature, paid-off ownership base. Monthly repayments average $1,993.
For Investors
The rental market in Clarence Town is thin. Only 9.5% of households rent, compared to the national average of around 30%, which limits the tenant pool available to landlords. Weekly rent averages $365, and against the $762,500 median house price that implies a gross yield near 2.5%, low for a regional market. The vacancy rate of 7.9% is elevated, signalling more stock than demand at current prices. Development activity runs at 50 applications in the past 12 months, suggesting continued owner-occupier investment in existing properties rather than a wave of new supply. Net internal migration averaged minus 14 persons a year, offset by overseas arrivals of 17 annually.
Development Activity
Total DAs
287
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
-5.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Clarence Town iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Clarence Town Public School
K-6 · 158 students
Glen William Public School
K-6 · 27 students
Demographics
The median age of 39 is 1 year below the national figure, though the aging trajectory is clear with the senior share rising 5.8 points and the working-age share falling 1.4 points over the decade. Overseas-born residents make up just 6.0%, which is 15.6 points below the national figure, reflecting a predominantly locally born population. Ancestry is strongly Anglo-Celtic, with English (994), Scottish (288) and Irish (230) the three largest groups. University qualifications reach 19.0%, which is 11.1 points below the national average, consistent with a trade and services oriented workforce. Average household size of 2.8 is 0.3 above national, driven by couples-with-children households at 44.6% of all families.
Age Distribution
Bedrooms
Dwelling Structure
97.5%
Houses
0.8%
Townhouse
N/A
Apartment
Tenure
The housing stock is almost entirely detached houses at 97.5%, with semi-detached dwellings a marginal 0.8% and apartments not recorded. Bedroom distribution skews large: 4-plus bedroom homes account for 49.4% of dwellings and 3-bedroom homes 38.5%, compared to the national median of 3 bedrooms. Tenure splits to 35.7% outright owners, 54.8% on mortgages and 9.5% renters, a higher mortgage share than typical rural areas. Prices peaked at $835,000 in 2024 and fell to $762,500 in 2025, a one-year decline of 8.7%. Rent-to-income at 18.9% and mortgage-to-income at 23.8% are both below stress thresholds, giving households more financial breathing room than state averages.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,993
Rent / wk
$365
HH Size
2.8
Personal Income / wk
$794
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.9%
Unoccupied
67
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.8%
Community Profile
Ancestry
Household Composition
28.9%
Couples, no children
1,967
Total families
Economy & Employment
Construction leads employment at 14.6% of the workforce (108 workers), followed by Healthcare at 14.5% (107), Professional/Technical and Education each at 8.2% (61 workers each), and Manufacturing at 7.7% (57). By occupation, Professionals (161) and Clerical/Admin (147) are the two largest groups, alongside Managers (121) and Machinery/Drivers (119). The unemployment rate is 3.7%, below the national benchmark, but the participation rate of 57.4% reflects a significant share of residents outside the labour force (612 people), consistent with the aging trajectory. SEIFA IRSD sits at decile 5, the national median, and IRSAD at decile 4, slightly below average advantage.
Unemployment
2.9%
Labour Force
2,157
Unemployed
62
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.3%
Part-time
29.0%
Participation
57.4%
Employed
987
Occupations
Top Industries
University
19.0%
Postgraduate
3.4%
Born Overseas
6.0%
Dwellings
789
Transport to Work
Car dependency is near-total at 93.3% of residents driving to work, which is above the national average, reflecting the rural setting with limited public transport. Walking or cycling accounts for 2.1% of commutes. The IRSAD decile of 4 places Clarence Town slightly below average advantage nationally, and the IEO decile of 4 similarly indicates below-average education and occupation outcomes compared to most NSW suburbs. Volunteering runs at a healthy 15.2%, above many urban areas. Only 5.6% of residents (122 people) need daily assistance. Rent-to-income at 18.9% keeps renting affordable for the 9.5% who do rent. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in nearby Dungog and Maitland.
Drive
93.3%
Public Transport
N/A
Walk / Cycle
2.1%
Work from Home
N/A
Population Forecast
+0.48%/yr
(+20 people/yr)
EstablishedPopulation growth runs at 0.48% per year, adding about 20 persons annually, slower than NSW state average. The 10-year increase was 4.3%, meaning the suburb adds residents at a modest but steady rate. Medium forecasts project the wider area population rising from 4,185 in 2025 to around 4,367 by 2031. Internal migration is negative at minus 14 net persons a year, partially offset by overseas arrivals of 17. The gentrification score of 14 places it firmly in the not gentrifying category, with no signals of rising professional share or rental-to-purchase transition. Real income growth of 12.0% over the decade and stable affordability from 34.9% in 2011 to 33.3% in 2021 suggest gradual but steady economic improvement rather than a boom cycle.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+17
Net Internal / yr
-14
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Clarence Town compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Clarence Town a good suburb to live in?
Clarence Town suits owner-occupiers who value space and low housing stress. Mortgage-to-income sits at 23.8% and rent-to-income at 18.9%, both below stress thresholds. The IRSAD decile of 4 is slightly below the national average, and car ownership at 93.3% is essential given limited public transport. Volunteering at 15.2% reflects a connected community.
What is the median house price in Clarence Town?
The median house price was $762,500 in 2025, down 8.7% from $835,000 in 2024. Monthly mortgage repayments average $1,993, and the mortgage-to-income ratio of 23.8% is below the 30% stress threshold, meaning buyers face less financial pressure here than in most coastal NSW markets.
What schools are in Clarence Town?
No schools are recorded inside the Clarence Town boundary in this dataset. The suburb's population of 2,265 is spread across 91.95 square kilometres, so families typically travel to nearby Dungog or Maitland. University qualifications locally reach 19.0%, which is 11.1 points below the national average.
Is Clarence Town safe?
Detailed crime statistics are not available for Clarence Town in this dataset. As an indirect indicator, the suburb scores decile 5 on the IRSD index of relative disadvantage, the national median level, and only 5.6% of its 2,265 residents need daily assistance. Volunteering at 15.2% suggests a stable and engaged local population.
Is Clarence Town good for property investment?
The investment case is limited by a thin rental market at 9.5% of households and a vacancy rate of 7.9%, which is elevated for a regional area. Weekly rent of $365 against the $762,500 median implies a gross yield near 2.5%. Prices fell 8.7% from 2024 to 2025, and population growth at 0.48% annually is slow. The 50 development applications in 12 months suggest steady but modest local demand.
How is Clarence Town's population changing?
The population grew 4.3% over 10 years, adding roughly 20 residents a year at a 0.48% annual rate. The demographic shift is toward an older profile, with the senior share rising 5.8 points since 2011. Medium forecasts project the wider area reaching around 4,367 by 2031, up from 4,185 in 2025. Internal migration is slightly negative at minus 14 net persons annually.
How much development is happening in Clarence Town?
There were 50 development applications lodged in the past 12 months, a moderate level for a suburb of 2,265 people. Recent applications include swimming pool installations and new structure erections, reflecting owner-occupier upgrades rather than large-scale residential development. This is consistent with the 97.5% separate-house stock and low rental turnover.
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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