Gulgong
Mining accounts for 21.6% of local employment in Gulgong, making it the single largest industry in a town of 2,680 people at the geographic centre of the Mid-Western Tablelands. The median house price of $564,500 sits well below the NSW state median, while the household income percentile of 35.5 places the area in the lower-middle income tier nationally. Owner-occupation is strong, with 40.2% owning outright, higher than most comparable regional towns. The workforce leans toward trade and manual roles, with Machinery and Drivers the top occupation group at 203 workers, and the full-time employment rate of 63.7% is solid for a rural community.
Population
2,680
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,371/wk
DAs (12 months)iDevelopment Applications lodged in the past year
51
Median House
$564K
2024-2025 (PSI derived)
At $564,500, the median house price is considerably lower than the NSW state median, making Gulgong one of the more accessible rural markets within reach of the Mid-Western region. Mortgage repayments average $1,495 per month against a household weekly income of $1,371, placing the mortgage-to-income ratio at 25.2%, below the 30% stress threshold. Separate houses dominate at 94.5% of stock, with apartments at just 2.2%, so buyers face a straightforward detached-dwelling market. Bedroom distribution skews larger than average, with 36.6% of homes having 4 or more bedrooms and 44.2% having 3 bedrooms. The vacancy rate of 9.5% is elevated compared to tight metro markets, which can give buyers some negotiating room.
For Buyers
At $564,500, the median house price is considerably lower than the NSW state median, making Gulgong one of the more accessible rural markets within reach of the Mid-Western region. Mortgage repayments average $1,495 per month against a household weekly income of $1,371, placing the mortgage-to-income ratio at 25.2%, below the 30% stress threshold. Separate houses dominate at 94.5% of stock, with apartments at just 2.2%, so buyers face a straightforward detached-dwelling market. Bedroom distribution skews larger than average, with 36.6% of homes having 4 or more bedrooms and 44.2% having 3 bedrooms. The vacancy rate of 9.5% is elevated compared to tight metro markets, which can give buyers some negotiating room.
For Investors
The rental market in Gulgong is modest, with weekly rent at $300 and a renter share of 25.0%. Against the $564,500 median, that rent implies a gross yield near 2.8%, low for a regional market where yields typically exceed 4 to 5%. The 9.5% vacancy rate is a caution signal, suggesting the rental pool is softer than supply warrants. Development activity ran at 45 applications over the past 12 months, covering sheds, dwelling alterations and occasional commercial works, consistent with an established market without significant new supply pressure. Mining employment at 21.6% of the workforce introduces sector volatility as a demand risk; when commodity cycles turn, regional towns with mining concentration can see faster rental corrections than diversified centres.
Development Activity
Total DAs
228
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
+75.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gulgong iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
All Hallows Catholic Primary School Gulgong
K-6 · 132 students
Gulgong Public School
K-6 · 283 students
Gulgong High School
7-12 · 213 students
Demographics
The median age of 41 is 1.0 year above the national figure, placing Gulgong in a slightly older cohort than the national average. Overseas-born residents account for just 7.3%, which is 14.3 percentage points below national, reflecting a predominantly locally-born population. Ancestry is strongly Anglo-Celtic: English (1,202), Irish (307) and Scottish (229) are the top three groups. University qualifications reach only 13.4%, which is 16.7 percentage points below the national rate, consistent with a trade and mining-oriented workforce where vocational credentials are more common. Average household size of 2.4 is marginally below the national figure. The volunteering rate of 16.4% indicates solid community participation for a rural town of this scale.
Age Distribution
Bedrooms
Dwelling Structure
94.5%
Houses
2.1%
Townhouse
2.2%
Apartment
Tenure
The ownership structure in Gulgong tilts clearly toward outright owners, with 40.2% holding their home debt-free, a figure higher than most comparable rural NSW towns. Mortgage holders account for 34.8% and renters 25.0%. The stock is almost entirely separate houses at 94.5%, with semi-detached at 2.1% and apartments at 2.2%. Three-bedroom homes are the modal category at 44.2% and 4-plus bedrooms follow at 36.6%, indicating a family-sized stock throughout. The median price declined from $610,000 in 2024 to $526,000 in 2025, a fall of 13.8%, though the broader PSI-derived figure sits at $564,500. Rent-to-income at 21.9% stays below the 30% stress threshold, keeping housing affordable for the local renter base relative to incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,495
Rent / wk
$300
HH Size
2.4
Personal Income / wk
$650
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.5%
Unoccupied
105
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.2%
Community Profile
Ancestry
Household Composition
29.0%
Couples, no children
2,019
Total families
Economy & Employment
Mining leads local employment at 21.6% of workers (147 employed), a concentration that is unusual even by regional NSW standards and reflects the town's historical connection to gold and resources extraction. Healthcare follows at 15.4% (105 workers) and Education at 10.9% (74 workers), providing a public-sector anchor that partially offsets mining cyclicality. Construction at 7.2% and Retail at 6.2% complete the top five industries. By occupation, Machinery and Drivers is the largest group at 203 workers, followed by Labourers at 151 and Community and Personal services at 124. The unemployment rate is 4.9% and the participation rate 51.6%, which is below national levels, partly because 772 residents are not in the labour force at all. Weekly personal income of $650 is at the lower end, reflecting the occupation mix rather than underemployment alone.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.7%
Part-time
31.4%
Participation
51.6%
Employed
1,038
Occupations
Top Industries
University
13.4%
Postgraduate
1.9%
Born Overseas
7.3%
Dwellings
1,008
Transport to Work
Car dependence is high at 86.9% driving to work, consistent with a rural town where public transport options are limited. Walking and cycling account for 7.6% of commute trips, above what many comparable regional towns record, likely reflecting the compact town centre. Public transport usage is not recorded in this dataset, consistent with most rural NSW towns at this scale. The rent-to-income ratio of 21.9% and mortgage-to-income of 25.2% both sit below stress thresholds, meaning housing cost pressure is lower here than in most NSW markets. Need-for-assistance at 7.5% (186 residents) is a meaningful proportion compared to the total population of 2,680, pointing to an aging and health-dependent segment that also sustains the local Healthcare sector at 15.4% of employment. No schools are recorded within the suburb boundary in this dataset.
Drive
86.9%
Public Transport
N/A
Walk / Cycle
7.6%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gulgong compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gulgong a good suburb to live in?
Gulgong suits buyers and families who prioritise affordability and a rural lifestyle over metropolitan amenity. The median house price of $564,500 is well below the NSW state median, and housing cost-to-income ratios stay below stress thresholds at 25.2% for mortgages and 21.9% for rent. Mining and healthcare form the main employment base, with a low unemployment rate of 4.9%.
What is the median house price in Gulgong?
The median house price is $564,500, based on PSI-derived data for 2024-2025. Annual price history shows a peak of $610,000 in 2024 falling to $526,000 in 2025, a 13.8% decline. Monthly mortgage repayments average $1,495 and weekly rent is $300.
What schools are in Gulgong?
No schools are recorded inside the Gulgong suburb boundary in this dataset. University qualification rates in Gulgong are 13.4%, which is 16.7 percentage points below the national average, reflecting the local workforce's orientation toward trade and vocational pathways rather than tertiary education.
Is Gulgong safe?
Detailed crime statistics are not available for Gulgong in this dataset. As a contextual indicator, the rent-to-income ratio of 21.9% and mortgage-to-income of 25.2% both sit below financial stress thresholds, and 77.3% of residents remained at the same address over the measured period, suggesting stable, long-term community composition.
Is Gulgong good for property investment?
Gulgong presents a mixed investment picture. Gross yield is approximately 2.8% based on $300 weekly rent against a $564,500 median, below typical regional benchmarks. The 9.5% vacancy rate is elevated, and prices fell 13.8% from the 2024 peak. Mining at 21.6% of employment introduces cyclical demand risk. Development activity of 45 applications in 12 months suggests limited new supply pressure.
How is Gulgong's population changing?
Gulgong's population is 2,680 with a low density of 26.3 people per square kilometre across 102 square kilometres. The overseas-born share of just 7.3% is 14.3 percentage points below national, meaning migration adds limited demand. Community turnover is low at 22.7%, with 77.3% of residents staying in the same address, pointing to a stable rather than rapidly growing population.
How much development is happening in Gulgong?
There were 45 development applications lodged in the past 12 months in Gulgong, covering sheds, dwelling alterations and occasional commercial or club works. This is a moderate level for a town of 2,680 people, consistent with maintenance and incremental improvement activity rather than significant new residential supply. The 94.5% separate-house stock leaves little room for density uplift.
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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