Culcairn
With a median house price of $350,000 and household income sitting at just the 23.3rd percentile nationally, Culcairn is one of regional NSW's most affordable agricultural towns. The population of 1,483 is spread across 321 square kilometres at a density of 4.6 people per km2, and 97.1% of dwellings are separate houses. An 11.0% vacancy rate signals more housing supply than current demand can absorb, and the median age of 44 is 4.0 years above the national figure, pointing to an older, established resident base rather than a growing one.
Population
1,483
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,173/wk
DAs (12 months)iDevelopment Applications lodged in the past year
22
Median House
$350K
2024-2025 (PSI derived)
At $350,000, the median house price sits well below the NSW state median, making entry-level ownership achievable for buyers priced out of regional centres. Monthly mortgage repayments average $1,000, and the mortgage-to-income ratio of 19.7% remains comfortably below the 30% stress threshold. Almost all dwellings, 97.1%, are separate houses, so buyers get space rather than apartments. Three-bedroom homes make up 50.3% of stock and 4-plus bedroom properties account for 30.8%, meaning larger family homes dominate. Prices have moved down 13.5% from a 2024 peak of $399,000 to $345,000 in 2025, which cuts both ways: it lowers entry cost but signals softening local demand that buyers should weigh before committing.
For Buyers
At $350,000, the median house price sits well below the NSW state median, making entry-level ownership achievable for buyers priced out of regional centres. Monthly mortgage repayments average $1,000, and the mortgage-to-income ratio of 19.7% remains comfortably below the 30% stress threshold. Almost all dwellings, 97.1%, are separate houses, so buyers get space rather than apartments. Three-bedroom homes make up 50.3% of stock and 4-plus bedroom properties account for 30.8%, meaning larger family homes dominate. Prices have moved down 13.5% from a 2024 peak of $399,000 to $345,000 in 2025, which cuts both ways: it lowers entry cost but signals softening local demand that buyers should weigh before committing.
For Investors
The investment case carries clear risks alongside the low price point. Weekly rent of $220 against a $350,000 median implies a gross yield around 3.3%, higher than capital city averages but constrained by the 11.0% vacancy rate, which is elevated and suggests tenant demand does not fill the existing stock. Renters account for only 19.2% of households, a thin pool compared to state averages. Prices fell 13.5% over the last year, from $399,000 to $345,000, reducing the near-term capital growth case. Development activity recorded 22 applications in the past 12 months, covering sheds, garages and solar modifications rather than new dwellings, so supply growth is not the concern. Agriculture employs 18.5% of workers, meaning the local economy is exposed to seasonal and commodity risk.
Development Activity
Total DAs
123
Last 12 Months
22
YoY ChangeiYear-over-year change in DA lodgements
+4.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Culcairn iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 53 students
Culcairn Public School
K-6 · 94 students
Billabong High School
7-12 · 312 students
Demographics
The median age of 44 is 4.0 years above the national figure, reflecting a well-established, older demographic typical of small agricultural communities. University qualifications reach only 17.7% of residents, which is 12.4 percentage points below the national rate, consistent with a workforce concentrated in trade and land-based industries rather than professional sectors. Overseas-born residents account for 9.8%, sitting 11.8 percentage points below the national average, giving the population a strongly Anglo-Celtic character: English (566), Scottish (190), Irish (143) and German (138) are the leading ancestries. Community stability is high, with 79.7% of residents having stayed in the same address over the period. Volunteering at 25.1% is notably strong, higher than most urban areas.
Age Distribution
Bedrooms
Dwelling Structure
97.1%
Houses
2.9%
Townhouse
N/A
Apartment
Tenure
The tenure mix reflects long-term stability: 44.7% own outright, 36.1% carry a mortgage and 19.2% rent. Outright owners outnumbering renters by more than two to one signals an older, settled population rather than a transient one. Separate houses make up 97.1% of stock, one of the more detached-dominant profiles in regional NSW, and just 2.9% are semi-detached. Three-bedroom homes represent 50.3% of dwellings and 4-plus bedrooms 30.8%, so large homes are common relative to the suburban average. The median house price fell from $399,000 in 2024 to $345,000 in 2025, a 13.5% decline over the year. Rent-to-income at 18.8% stays below the 30% stress threshold, and the 11.0% vacancy rate is the key signal to watch for anyone assessing housing demand.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,000
Rent / wk
$220
HH Size
2.5
Personal Income / wk
$623
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.0%
Unoccupied
69
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.7%
Community Profile
Ancestry
Household Composition
27.1%
Couples, no children
1,143
Total families
Economy & Employment
Agriculture leads local employment at 18.5% (65 workers), followed closely by Healthcare at 17.9% (63 workers) and Education at 15.4% (54 workers). Construction adds 10.0% and Manufacturing 8.3%, giving the economy a mixed primary and services character. By occupation, Managers (101) and Professionals (84) head the list, followed by Community and Personal Services (67), Labourers (67) and Clerical and Admin (65). The unemployment rate of 5.0% sits above the national average, and participation at 48.2% is low, partly because 483 residents are not in the labour force, a figure consistent with the older median age. Full-time employment accounts for 64.1% of those who do work. Weekly household income of $1,173 corresponds to the 23.3rd percentile nationally, meaning most comparable communities earn more.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.1%
Part-time
30.9%
Participation
48.2%
Employed
535
Occupations
Top Industries
University
17.7%
Postgraduate
3.1%
Born Overseas
9.8%
Dwellings
554
Transport to Work
Car dependence is strong, with 85.9% of residents commuting by private vehicle, which reflects the township's location in a large rural area covering 321 square kilometres. Walking and cycling account for 7.7% of travel, higher than many comparable towns, likely because the township core is walkable even if outer areas are not. Crime statistics are not available in this dataset, so safety cannot be quantified directly. The 11.0% vacancy rate and the 25.1% volunteering rate point in opposite directions: high volunteering signals active community participation, while high vacancies reflect underlying population pressure. Housing stress is low, with rent-to-income at 18.8% and mortgage-to-income at 19.7%, both well below stress thresholds. No schools were recorded inside the suburb boundary in this dataset.
Drive
85.9%
Public Transport
N/A
Walk / Cycle
7.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Culcairn compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Culcairn a good suburb to live in?
Culcairn suits buyers seeking affordable, low-stress rural living. At a $350,000 median house price and mortgage-to-income ratio of 19.7%, housing costs are far below the NSW state average. The town has a volunteering rate of 25.1% and 79.7% of residents stayed in place over the reference period, indicating a stable community. The main trade-offs are limited employment diversity and a 5.0% unemployment rate above the national average.
What is the median house price in Culcairn?
The median house price is $350,000, based on 2024-2025 data. Prices peaked at $399,000 in 2024 and fell 13.5% to $345,000 in 2025. Monthly mortgage repayments average $1,000. Weekly rent is $220 and the rent-to-income ratio of 18.8% is well below the 30% stress threshold.
What schools are in Culcairn?
No schools are recorded inside the Culcairn suburb boundary in this dataset. The resident population of 1,483 has a university qualification rate of 17.7%, which is 12.4 percentage points below the national figure, consistent with a workforce oriented toward agriculture, trades and essential services rather than professional education pathways.
Is Culcairn safe?
Specific crime statistics are not available for Culcairn in this dataset. As an indirect indicator, housing stress is low, with rent-to-income at 18.8% and mortgage-to-income at 19.7%, both below the 30% stress threshold. The volunteering rate of 25.1% and the 79.7% residential stability rate suggest a cohesive, low-churn community.
Is Culcairn good for property investment?
Weekly rent of $220 against a $350,000 median implies a gross yield around 3.3%, higher than many capital city markets. However, the 11.0% vacancy rate is elevated, prices fell 13.5% in the last year from $399,000 to $345,000, and only 19.2% of households rent, limiting the tenant pool. The investment case depends on long-term agricultural sector stability rather than capital growth.
How is Culcairn's population changing?
Culcairn has a population of 1,483 across 321 square kilometres, with a median age of 44, which is 4.0 years above the national figure. The older demographic profile, 11.0% vacancy rate and prices declining 13.5% over the last year all point to a stable-to-shrinking rather than growing population. The 79.7% residential stay rate reflects long-term tenure rather than active inflow.
How much development is happening in Culcairn?
There were 22 development applications lodged in the past 12 months. Recent examples include a new shed, garage modifications and a solar electricity generating facility modification. Activity is focused on rural and property improvement works rather than new residential dwellings, consistent with an agricultural community with a 11.0% vacancy rate and no near-term supply pressure.
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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