Kandos
With a median age of 54, Kandos sits 14 years above the national figure, making it one of the oldest-skewing communities in regional NSW. The $365,000 median house price is well below state averages, and 51.7% of households own their home outright, far higher than the national owner-outright rate. Household income lands in just the 1.8th percentile nationally, reflecting a retirement-weighted, lower-income profile. The 14.5% vacancy rate signals weak housing demand, and only 31.7% of working-age residents participate in the labour force, compared to the national rate of around 67%.
Population
1,263
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$677/wk
DAs (12 months)iDevelopment Applications lodged in the past year
10
Median House
$365K
2024-2025 (PSI derived)
The median house price of $365,000 is deeply affordable compared to NSW state medians, and has risen 6.5% from $347,500 in 2024 to $370,000 in 2025. Separate houses dominate at 94.3% of the stock, giving buyers far more detached-house options than in most urban NSW suburbs. Three-bedroom homes account for 47.8% and two-bedroom 31.2%, so mid-size family homes are the norm. Monthly mortgage repayments average $867, producing a mortgage-to-income ratio of 29.6%, just below the 30% stress threshold. The 51.7% outright-ownership rate suggests most residents hold their homes debt-free, which points to long-term stability rather than speculative churn.
For Buyers
The median house price of $365,000 is deeply affordable compared to NSW state medians, and has risen 6.5% from $347,500 in 2024 to $370,000 in 2025. Separate houses dominate at 94.3% of the stock, giving buyers far more detached-house options than in most urban NSW suburbs. Three-bedroom homes account for 47.8% and two-bedroom 31.2%, so mid-size family homes are the norm. Monthly mortgage repayments average $867, producing a mortgage-to-income ratio of 29.6%, just below the 30% stress threshold. The 51.7% outright-ownership rate suggests most residents hold their homes debt-free, which points to long-term stability rather than speculative churn.
For Investors
The 30.5% renter share provides a reasonable tenant pool, and the $220 weekly rent is low compared to regional NSW medians, reflecting the limited local income base with household income at the 1.8th percentile. The 14.5% vacancy rate is a significant concern, running well above the 3-4% level typically associated with balanced markets. Only 9 development applications were lodged in the past 12 months, confirming minimal construction activity. Price growth of 6.5% over the 2024-2025 period shows some capital upside, but the high vacancy and weak employment base mean investor returns depend heavily on finding reliable long-term tenants rather than growth in rents.
Development Activity
Total DAs
63
Last 12 Months
10
YoY ChangeiYear-over-year change in DA lodgements
+42.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kandos iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kandos High School
7-12 · 166 students
Kandos Public School
K-6 · 95 students
Demographics
Kandos has a median age of 54, which is 14 years above the national median, producing a community weighted heavily toward retirees and older residents. Average household size of 1.8 is 0.7 below the national figure, consistent with couples-without-children and single-person households dominating. Only 11.7% hold university qualifications, which is 18.4 percentage points below the national rate, reflecting the limited local knowledge-economy employment. The overseas-born share of 10.7% is 10.9 points below national, and ancestry is predominantly Anglo-Celtic, led by English (499 residents), Irish (112) and Scottish (104). The volunteering rate of 18.4% is above average, common in older regional communities where retired residents contribute time.
Age Distribution
Bedrooms
Dwelling Structure
94.3%
Houses
3.0%
Townhouse
1.8%
Apartment
Tenure
With 94.3% of dwellings being separate houses, Kandos is overwhelmingly detached-housing territory, far above the national average. Ownership tenure is striking: 51.7% own outright and only 17.8% carry a mortgage, compared to a much higher national mortgage share. The renter proportion sits at 30.5%. Price history shows a move from $347,500 in 2024 to $370,000 in 2025, a 6.5% gain. The 14.5% vacancy rate is the most notable risk signal in the housing data, meaning roughly 1 in 7 dwellings sits empty. Rent stress applies at 32.5% of income for renters, above the 30% threshold, despite the low $220 weekly rent, because local incomes are so compressed.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$867
Rent / wk
$220
HH Size
1.8
Personal Income / wk
$457
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.5%
Unoccupied
102
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.6%
Community Profile
Ancestry
Household Composition
36.7%
Couples, no children
762
Total families
Economy & Employment
Healthcare is the dominant employer at 22.6% of local workers (42 people), a typical pattern in aging regional communities where the local population generates demand for health services. Mining accounts for 11.8% (22 workers), reflecting proximity to the Rylstone-Kandos region's cement and quarrying history. Education (10.2%) and Retail (9.7%) fill out the top sectors. The unemployment rate of 12.9% is substantially higher than the national rate, and the labour force participation rate of just 31.7% sits far below national norms, because 609 residents are not in the labour force, mainly older residents who have retired. The full-time employment rate among those who do work is 51.7%, and 144 work part-time.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.7%
Part-time
35.4%
Participation
31.7%
Employed
298
Occupations
Top Industries
University
11.7%
Postgraduate
3.1%
Born Overseas
10.7%
Dwellings
599
Transport to Work
Car dependency is high, with 84.8% of residents driving to work, and 10.1% walking or cycling, which is notable for a small regional town. Public transport usage data is not available. No schools are recorded inside the Kandos boundary in this dataset, so families rely on schools in surrounding areas including Rylstone. The 13.4% rate of residents needing assistance with daily living (151 people) is well above national levels, directly linked to the older age profile. Rent-to-income at 32.5% places renters above the stress threshold, despite only $220 weekly rent, because local incomes are low. Household income sits at the 1.8th percentile nationally, ranking among the lowest-income communities in Australia.
Drive
84.8%
Public Transport
N/A
Walk / Cycle
10.1%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kandos compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kandos a good suburb to live in?
Kandos suits retirees and those seeking affordable, quiet regional living. The $365,000 median house price is low compared to NSW averages, and 51.7% of residents own their home outright. The main drawbacks are a high 14.5% vacancy rate, limited employment (12.9% unemployment), and household income at only the 1.8th percentile nationally.
What is the median house price in Kandos?
The median house price is $365,000, rising 6.5% from $347,500 in 2024 to $370,000 in 2025. Monthly mortgage repayments average $867, and the mortgage-to-income ratio sits at 29.6%, just below the 30% stress threshold. Weekly rent averages $220.
What schools are in Kandos?
No schools are recorded inside the Kandos boundary in this dataset. The local university qualification rate is 11.7%, which is 18.4 percentage points below the national average. Families typically access schools in nearby Rylstone and the broader Mid-Western Regional area.
Is Kandos safe?
Detailed crime statistics are not available for Kandos in this dataset. As an indirect measure, the suburb's volunteering rate of 18.4% is above average and residential stability is high, with 84.9% of residents remaining at the same address, both factors associated with lower-crime community cohesion.
Is Kandos good for property investment?
Kandos offers a low entry point at $365,000 median and 6.5% price growth over 2024-2025, but the 14.5% vacancy rate and household income at the 1.8th percentile nationally indicate weak rental demand. Only 9 development applications were lodged in 12 months, confirming a low-activity market with limited capital growth drivers.
How is Kandos's population changing?
Detailed population forecasts are not available in this dataset. The indicators point to demographic aging rather than growth: the median age is 54, which is 14 years above the national figure, the labour participation rate is 31.7%, and the average household size of 1.8 is 0.7 below national. These signals are consistent with slow natural population decline.
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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