Condobolin
A $280,000 median house price combined with a 19.8% vacancy rate tells the core story of Condobolin: deep affordability driven by a shrinking population rather than strong demand. The suburb sits in SEIFA decile 3 on both IRSD and IRSAD, placing it among the lower-advantage quartile nationally, while household income lands at just the 30.2nd percentile. Population has fallen 7.5% over ten years and continues to decline at roughly 59 residents per year. Agriculture, education and healthcare together account for 46% of local employment, making the town a classic inland service and farming centre rather than a growth node.
Population
3,185
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,292/wk
DAs (12 months)iDevelopment Applications lodged in the past year
40
Median House
$280K
2024-2025 (PSI derived)
The $280,000 median house price is well below the NSW state median, making entry accessible for buyers with modest deposits. Monthly mortgage repayments average $1,000 on current rates, producing a mortgage-to-income ratio of 17.9%, below the 30% stress threshold. Separate houses dominate at 95.1% of dwellings, with apartments at just 1.0%, so detached family homes are the norm. Three-bedroom homes account for 45.6% of stock and 4-plus bedroom homes 36.6%, skewing larger than the national average. Price history shows a modest decline from $285,500 in 2024 to $272,500 in 2025, a fall of 4.6%, consistent with soft demand in a slow-growth inland town.
For Buyers
The $280,000 median house price is well below the NSW state median, making entry accessible for buyers with modest deposits. Monthly mortgage repayments average $1,000 on current rates, producing a mortgage-to-income ratio of 17.9%, below the 30% stress threshold. Separate houses dominate at 95.1% of dwellings, with apartments at just 1.0%, so detached family homes are the norm. Three-bedroom homes account for 45.6% of stock and 4-plus bedroom homes 36.6%, skewing larger than the national average. Price history shows a modest decline from $285,500 in 2024 to $272,500 in 2025, a fall of 4.6%, consistent with soft demand in a slow-growth inland town.
For Investors
A 31.6% renter share provides a reasonable tenant pool, but yields face headwinds. Weekly rent averages $200, which against a $280,000 median implies a gross yield around 3.7%, higher in absolute terms than coastal markets but constrained by rent affordability tied to local incomes at the 30.2nd percentile nationally. The vacancy rate of 19.8% is the most significant risk: it signals excess supply relative to demand, and the population is forecast to shrink from 6,345 in 2025 to around 5,922 by 2031 under medium projections. Net internal migration runs at minus 54 per year. Development activity recorded 38 applications in the past 12 months, modest for the area but including new residential construction, suggesting some owner-builder activity despite the soft backdrop.
Development Activity
Total DAs
173
Last 12 Months
40
YoY ChangeiYear-over-year change in DA lodgements
+73.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Condobolin iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
OneSchool Global NSW - Condobolin
3-12 · 43 students
St Joseph's Parish School
K-6 · 116 students
Condobolin Public School
K-6 · 256 students
Condobolin High School
7-12 · 205 students
Demographics
The median age of 39 sits 1.0 year below the national figure, slightly younger than expected for a declining inland town. Overseas-born residents account for just 6.1% of the population, which is 15.5 percentage points below the national average, reflecting the low migration inflow of approximately 15 net overseas arrivals per year. Ancestry is strongly Anglo-Celtic: English (1,067 residents) leads, followed by Irish (301) and Scottish (232). University qualifications reach 17.6%, which is 12.5 points below the national figure, consistent with the town's blue-collar and farming occupational base. Average household size is 2.4, marginally below the national average, and 28.5% of families are couples without children.
Age Distribution
Bedrooms
Dwelling Structure
95.1%
Houses
3.2%
Townhouse
1.0%
Apartment
Tenure
Outright ownership at 40.1% is a standout figure, sitting above national norms and signalling long-held family properties rather than active mortgage churn. Mortgage holders account for 28.3% and renters 31.6%. The stock is almost entirely separate houses (95.1%), with just 3.2% semi-detached and 1.0% apartments, making this one of the most detached-dominant markets in regional NSW. The median house price of $280,000 represents one of the lower price points in the state, and rent-to-income at 15.5% is comfortably below the 30% stress threshold. Prices eased from $285,500 in 2024 to $272,500 in 2025, a decline of 4.6% in one year, reflecting subdued transaction volumes in a population-shrinking locale.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,000
Rent / wk
$200
HH Size
2.4
Personal Income / wk
$668
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.8%
Unoccupied
281
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.9%
Community Profile
Ancestry
Household Composition
28.5%
Couples, no children
2,223
Total families
Economy & Employment
Education leads local employment at 16.5% (120 workers), followed closely by Agriculture at 15.0% (109) and Healthcare at 14.3% (104), with Public Admin at 10.2% and Manufacturing at 7.3%. This distribution reflects Condobolin's role as a regional service town for the surrounding Lachlan Valley farmland. By occupation, Managers lead at 256 workers, followed by Community/Personal services (169) and Machinery/Drivers (167). The full-time employment rate is 67.1% and unemployment sits at 6.6%, higher than the national average and consistent with SEIFA decile 3 on IRSAD. The participation rate of 51.3% is low, partly because 851 residents are not in the labour force. Real income growth of 17.6% over the decade is positive but starts from a low base at the 30.2nd household income percentile.
Unemployment
4.7%
Labour Force
3,358
Unemployed
158
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.1%
Part-time
26.3%
Participation
51.3%
Employed
1,203
Occupations
Top Industries
University
17.6%
Postgraduate
3.3%
Born Overseas
6.1%
Dwellings
1,142
Transport to Work
Car dependence is high at 84.8% using private vehicles, compared with just 1.0% using public transport, reflecting the limited services typical of inland NSW towns at this scale. Volunteering reaches 22.4% of residents, above the national average, a common pattern in smaller communities where social cohesion is maintained through civic participation. The need-for-assistance rate of 7.1% (201 people) is elevated relative to more advantaged suburbs, consistent with SEIFA decile 3 on IRSAD nationally. Rent-to-income at 15.5% and mortgage-to-income at 17.9% mean housing costs are manageable for current residents, even though incomes sit at the 30.2nd percentile. No schools appear in the dataset for this boundary, so school-age families draw on services in the wider Lachlan council area.
Drive
84.8%
Public Transport
1.0%
Walk / Cycle
6.9%
Work from Home
N/A
Population Forecast
-0.93%/yr
(-59 people/yr)
EstablishedPopulation has been declining steadily, falling from 6,579 pre-COVID to 6,345 in 2025, a drop of 3.6%, and the suburb has not recovered its pre-COVID level. The annual trend rate is minus 0.93%, equivalent to roughly 59 fewer residents each year. Medium forecasts project further decline to approximately 5,922 by 2031. Net internal migration averages minus 54 per year, the primary pressure, while overseas migration contributes a modest plus 15 net arrivals annually. The gentrification score of 33 has some early signals, but the formal gentrification assessment reads as not gentrifying, which is consistent with a market where rent growth of 50% over the decade outpaced income growth but vacancy remains elevated at 19.8%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+15
Net Internal / yr
-54
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Condobolin compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Condobolin a good suburb to live in?
Condobolin offers strong housing affordability, with a $280,000 median house price and mortgage-to-income at 17.9%, well below the 30% stress threshold. The trade-offs are a SEIFA IRSAD decile of 3 nationally, limited public transport (1.0% usage), and a declining population losing around 59 residents per year. Volunteering rates of 22.4% suggest solid community engagement.
What is the median house price in Condobolin?
The median house price is $280,000, well below the NSW state median. Prices have eased slightly from $285,500 in 2024 to $272,500 in 2025, a decline of 4.6% in one year. Weekly rent averages $200 and monthly mortgage repayments run approximately $1,000, giving a rent-to-income ratio of 15.5%.
What schools are in Condobolin?
No schools are recorded within the Condobolin suburb boundary in this dataset. The suburb's university qualification rate is 17.6%, which is 12.5 percentage points below the national figure, consistent with the regional service town character where vocational and trades pathways are more common than tertiary education.
Is Condobolin safe?
Crime statistics are not available for Condobolin in this dataset. As a contextual indicator, the suburb scores SEIFA IRSD decile 3 nationally, placing it in the lower-advantage tier, which is associated with higher rates of disadvantage. The need-for-assistance rate is 7.1% (201 people), higher than more advantaged suburbs. Local safety conditions are best assessed using NSW Police area command data directly.
Is Condobolin good for property investment?
The gross yield is approximately 3.7% based on $200 weekly rent against a $280,000 median, higher than coastal markets but offset by a 19.8% vacancy rate and a population forecast to fall from 6,345 in 2025 to around 5,922 by 2031. Net internal migration of minus 54 per year reduces demand. Investors seeking yield above capital growth may find it viable, but vacancy risk is the dominant concern.
How is Condobolin's population changing?
Population has declined 7.5% over the past decade and continues to fall at minus 0.93% per year, approximately 59 fewer residents annually. The current population of 6,345 (2025) is below the pre-COVID level of 6,579 and has not recovered. Medium forecasts project around 5,922 residents by 2031. Net internal outflow of 54 people per year is the main driver, partially offset by 15 net overseas arrivals.
How much development is happening in Condobolin?
There were 38 development applications lodged in the past 12 months, including new dwelling construction and commercial depot works. This is a moderate level of activity for a town of 3,185 residents. Despite the new builds, the 19.8% vacancy rate indicates existing supply already exceeds current demand, so new stock adds pressure rather than meeting a shortage.
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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