Hay
A median house price of $270,000 makes Hay one of the most affordable towns in NSW, yet that low entry point comes alongside a SEIFA disadvantage decile of 3 and household income in just the 22nd percentile nationally. The population sits at approximately 2,300 across a 1,947 square kilometre area, giving a density of 1.2 persons per square kilometre, far below the national average. Rents average only $175 per week, which is substantially lower than state norms, while rent-to-income at 15.2% stays well clear of stress territory. The dominant story is one of gradual demographic aging and slow population decline, with the median age of 47 running 7 years above the national figure.
Population
2,300
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,152/wk
DAs (12 months)iDevelopment Applications lodged in the past year
54
Median House
$270K
2024-2025 (PSI derived)
At $270,000, the median house price in Hay is well below the NSW state median, offering one of the lower-cost entry points in regional Australia. Prices dipped from $274,500 in 2024 to $269,500 in 2025, a fall of 1.8%. Separate houses dominate at 91.3% of stock, giving buyers genuine choice of detached dwellings. Monthly mortgage repayments average $867, and mortgage-to-income sits at 17.4%, comfortably below the 30% stress threshold. The 44.6% outright ownership rate indicates a settled, debt-free resident base rather than recent leveraged buyers.
For Buyers
At $270,000, the median house price in Hay is well below the NSW state median, offering one of the lower-cost entry points in regional Australia. Prices dipped from $274,500 in 2024 to $269,500 in 2025, a fall of 1.8%. Separate houses dominate at 91.3% of stock, giving buyers genuine choice of detached dwellings. Monthly mortgage repayments average $867, and mortgage-to-income sits at 17.4%, comfortably below the 30% stress threshold. The 44.6% outright ownership rate indicates a settled, debt-free resident base rather than recent leveraged buyers.
For Investors
Weekly rent of $175 against a $270,000 median implies a gross yield of around 3.4%, higher than most metropolitan markets. The 29.9% renter share provides a tenant base, and rent-to-income at 15.2% is below stress levels, reducing churn risk. The 16.9% vacancy rate is the key caution, reflecting an undersupplied demand pool relative to total dwellings. Net internal migration runs at minus 11 per year, so organic demand growth is limited. With 51 development applications in the past 12 months, some local construction continues despite the population decline trend.
Development Activity
Total DAs
206
Last 12 Months
54
YoY ChangeiYear-over-year change in DA lodgements
+8.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hay iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary's Parish School
K-6 · 33 students
Hay Public School
K-6 · 216 students
Hay War Memorial High School
7-12 · 155 students
Demographics
The median age of 47 is 7 years above the national figure, placing Hay among Australia's older regional communities. The senior share grew 4.2 points over the decade while the young adult share fell 3.8 points. Overseas-born residents are 8.0%, which is 13.6 points below the national average, reflecting a strongly locally-born population. Ancestry is Anglo-Celtic, led by English (964), Irish (221) and Scottish (216). University qualifications at 12.5% are 17.6 points below the national rate, consistent with the agricultural and labouring occupational mix. Average household size of 2.2 is marginally below national norms.
Age Distribution
Bedrooms
Dwelling Structure
91.3%
Houses
8.4%
Townhouse
N/A
Apartment
Tenure
Hay's stock is 91.3% separate houses and 8.4% semi-detached, with virtually no apartments, unlike most NSW markets. Three-bedroom dwellings lead at 46.4% and four-plus at 33.1%, so the town skews family-sized. Tenure splits into outright owners at 44.6%, renters at 29.9% and mortgage holders at 25.5%, with outright ownership higher than the national average because of the older resident base. The median price slipped from $274,500 in 2024 to $269,500 in 2025. Weekly rent of $175 is substantially lower than the NSW state median, keeping housing accessible while limiting landlord upside.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$867
Rent / wk
$175
HH Size
2.2
Personal Income / wk
$669
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.9%
Unoccupied
183
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.4%
Community Profile
Ancestry
Household Composition
32.9%
Couples, no children
1,572
Total families
Economy & Employment
Agriculture leads local employment at 14.8%, followed by Education at 14.4%, Construction at 13.2%, Healthcare at 12.6% and Public Administration at 10.9%, a spread that reflects Hay's role as a regional service centre rather than a single-industry town. Labourers (178) and Managers (149) are the top occupational groups, consistent with farming and construction dominance. Unemployment is 5.1%, above the national average, and the participation rate of 50.3% is low because of the older age profile. SEIFA decile scores of 3 on IRSD, IRSAD and IEO place Hay below average nationally, which explains household income sitting in only the 22nd percentile.
Unemployment
3.9%
Labour Force
1,686
Unemployed
66
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.9%
Part-time
31.0%
Participation
50.3%
Employed
917
Occupations
Top Industries
University
12.5%
Postgraduate
1.8%
Born Overseas
8.0%
Dwellings
909
Transport to Work
Car dependency is high at 79.9% driving to work, consistent with a regional centre where public transport is minimal. Walking and cycling account for 12.8% of commutes, above average for a country town, reflecting flat terrain and a compact centre. The IRSAD decile of 3 ranks Hay in the lower third nationally for overall advantage, below the NSW state average. The need-for-assistance rate is 7.9% (160 residents), elevated because of the older median age of 47. The volunteering rate of 24.4% is notably above urban norms, pointing to strong community participation despite the SEIFA disadvantage score. No schools are recorded in this dataset for the Hay boundary.
Drive
79.9%
Public Transport
N/A
Walk / Cycle
12.8%
Work from Home
N/A
Population Forecast
-0.79%/yr
(-23 people/yr)
EstablishedHay loses around 23 residents per year, a decline rate of 0.79% annually, below the national average of positive growth. The 10-year population change is minus 3.3%, and medium forecasts project a further fall from 2,814 in 2026 to 2,699 by 2031. Net internal migration of minus 11 per year reflects movement toward larger centres, partially offset by overseas arrivals of 17 per year. The gentrification score is zero, consistent with a regional market that lacks the employment or amenity pull for urban-style reinvestment. Affordability improved from 29.3% in 2011 to 25.0% in 2021, and real incomes grew 28.4% over the decade, so existing residents are not falling behind in absolute terms.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+17
Net Internal / yr
-11
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Hay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hay a good suburb to live in?
Hay suits buyers and residents who value affordability and open space over urban amenity. Housing costs are low, with a $270,000 median house price and rents of $175 per week, and mortgage-to-income at 17.4% is well clear of stress. The trade-offs are a SEIFA disadvantage decile of 3 and limited local employment outside agriculture, education and health services.
What is the median house price in Hay?
The median house price is $270,000, one of the lowest in NSW. Prices slipped slightly from $274,500 in 2024 to $269,500 in 2025, a fall of 1.8%. Monthly mortgage repayments average $867, and weekly rents are $175, giving an estimated gross rental yield of around 3.4%.
What schools are in Hay?
No schools are recorded inside the Hay boundary in this dataset. Hay has historically served as a regional education centre for the Riverina, with primary and secondary schools catering to the wider area. The local university qualification rate is 12.5%, which is 17.6 points below the national average, reflecting the town's blue-collar and agricultural occupational base.
Is Hay safe?
Detailed crime rate data is not available in this dataset for Hay. As a contextual indicator, Hay scores decile 3 on the IRSD disadvantage index, below the national median. The volunteering rate of 24.4% and 83.1% residential stability rate suggest a settled, community-oriented population, though the lower SEIFA scores indicate structural disadvantage.
Is Hay good for property investment?
Hay offers a gross rental yield of around 3.4% based on a $270,000 median and $175 weekly rent, higher than most capital city markets. However, the 16.9% vacancy rate is elevated and population is declining at 0.79% annually, with the medium forecast showing a further drop to 2,699 residents by 2031. Returns are likely rent-dependent rather than capital growth driven.
How is Hay's population changing?
Hay is losing population slowly, with an annual decline of around 23 people or 0.79% per year. The 10-year population change is minus 3.3%, and medium forecasts project around 2,699 residents by 2031 compared to an estimated 2,814 in 2026. Net internal migration is minus 11 per year, partly offset by overseas arrivals averaging 17 per year.
How much development is happening in Hay?
There were 51 development applications lodged in the past 12 months, a moderate level for a town of 2,300 residents. Recent applications include dwelling alterations, subdivisions and new structure erections. Activity is ongoing despite the declining population trend, suggesting some local reinvestment in existing housing stock.
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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