Narrandera
At $299,500, Narrandera's median house price sits well below the NSW state median, making it one of the more affordable regional towns in the Riverina. Household income places residents in just the 18th percentile nationally, and the SEIFA IRSD decile of 2 signals a high-disadvantage community, yet 39.4% of households own their home outright, a figure above the national average. The population of 4,369 has been declining at 0.56% annually, reflecting an aging trajectory where the senior share rose 3.6 points over the decade while the working-age share fell 2.1 points. The suburb sits on 357 sq km with a density of 12 people per sq km, a typical footprint for an inland NSW country town.
Population
4,369
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,113/wk
DAs (12 months)iDevelopment Applications lodged in the past year
48
Median House
$300K
2024-2025 (PSI derived)
The median house price of $299,500 fell from $311,250 in 2024 to $290,000 in 2025, a 6.8% drop, which puts entry costs well below most regional NSW markets. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio of 22.5% sits below the 30% stress threshold, meaning buyers here are generally not over-committed. Separate houses dominate at 93.9% of stock, with apartments at just 3.1%, so choice is almost exclusively freestanding. Three-bedroom homes account for 46.4% of dwellings and 4-plus bedroom at 32.1%, meaning larger family homes are the norm rather than the exception. The 39.4% outright-ownership rate is comparatively high nationally, suggesting a stable, long-tenure community rather than a churn of new buyers.
For Buyers
The median house price of $299,500 fell from $311,250 in 2024 to $290,000 in 2025, a 6.8% drop, which puts entry costs well below most regional NSW markets. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio of 22.5% sits below the 30% stress threshold, meaning buyers here are generally not over-committed. Separate houses dominate at 93.9% of stock, with apartments at just 3.1%, so choice is almost exclusively freestanding. Three-bedroom homes account for 46.4% of dwellings and 4-plus bedroom at 32.1%, meaning larger family homes are the norm rather than the exception. The 39.4% outright-ownership rate is comparatively high nationally, suggesting a stable, long-tenure community rather than a churn of new buyers.
For Investors
The rental market is relatively thin: 28.1% of households rent, paying $210 per week, which implies a gross yield around 3.6% against the $299,500 median. That yield is modest, and the 11.8% vacancy rate is elevated compared to the national average, indicating more rental stock than tenants currently need. Development activity registered 44 applications in the past 12 months, a reasonable volume for a town of this size, but mostly minor works and commercial. Net overseas migration adds 23 residents a year while internal migration removes 15, leaving a thin but slightly positive net flow. The declining population trend of 0.56% annually and an aging demographic profile mean rental demand growth is limited, so the investment case rests on low entry costs rather than strong yield or capital uplift.
Development Activity
Total DAs
270
Last 12 Months
48
YoY ChangeiYear-over-year change in DA lodgements
-11.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narrandera iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 159 students
Narrandera High School
7-12 · 299 students
Narrandera East Infants School
K-2 · 25 students
Narrandera Public School
K-6 · 267 students
Demographics
The median age of 44 is 4.0 years above the national figure, consistent with the aging trajectory that saw the senior share rise 3.6 points over the decade. The overseas-born share of 6.3% sits 15.3 points below the national average, reflecting Narrandera's strongly Anglo-Celtic character: English (1,671), Irish (529) and Scottish (419) are the leading ancestries. University qualifications reach just 18%, which is 12.1 points below national, and the average household size of 2.3 is slightly below the national figure of 2.5. Volunteering is active at 20.6% of residents, above many comparable regional towns, and 9.7% of residents require daily assistance, a figure that will likely grow as the population ages further.
Age Distribution
Bedrooms
Dwelling Structure
93.9%
Houses
2.3%
Townhouse
3.1%
Apartment
Tenure
The price record shows a peak of $311,250 in 2024 falling to $290,000 in 2025, a 6.8% decline over one year. Tenure divides into 39.4% owning outright, 32.5% on a mortgage and 28.1% renting, with outright owners notably higher than the national average. Separate houses make up 93.9% of stock compared to 3.1% apartments, making this one of the most detached-house-dominant markets in NSW. Bedroom sizes lean large: 46.4% of homes have 3 bedrooms and 32.1% have 4 or more. The vacancy rate of 11.8% is well above the national average, indicating soft rental demand relative to the available rental pool. Mortgage-to-income at 22.5% and rent-to-income at 18.9% both sit below stress thresholds, reflecting an affordable cost base.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$210
HH Size
2.3
Personal Income / wk
$626
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.8%
Unoccupied
223
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.5%
Community Profile
Ancestry
Household Composition
29.7%
Couples, no children
3,054
Total families
Economy & Employment
Healthcare leads employment at 18.0% (174 workers), followed by Education at 15.3% (148), Public Administration at 11.7% (113), Manufacturing at 10.8% (104) and Construction at 8.7% (84). This composition reflects a regional service-centre role for the surrounding agricultural area rather than a single-industry dependence. By occupation, Labourers top the count at 311, followed by Community and Personal Service at 245 and Professionals at 221. The unemployment rate is 6.5%, higher than metropolitan benchmarks, and the participation rate of 49.0% is below national norms because 1,366 residents are not in the labour force, consistent with a relatively aged and semi-retired population. Household income in the 18th percentile nationally explains the IRSD and IRSAD deciles of 2, which both place Narrandera in the bottom fifth of Australian communities by advantage.
Unemployment
6.1%
Labour Force
2,657
Unemployed
161
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.2%
Part-time
29.3%
Participation
49.0%
Employed
1,604
Occupations
Top Industries
University
18.0%
Postgraduate
3.0%
Born Overseas
6.3%
Dwellings
1,650
Transport to Work
Car dependency is near total: 85.3% of residents drive to work and only 0.4% use public transport, with 6.9% walking or cycling. The IRSAD decile of 2 places Narrandera in the bottom 20% of Australian communities by advantage, meaning access to services, education and economic opportunity is below average nationally. No schools were captured in this dataset, though a regional centre of this size typically supports primary and secondary public schools. The rent-to-income ratio of 18.9% keeps housing costs manageable for renters, and mortgage-to-income of 22.5% is comfortable for owners. Volunteering at 20.6% and a relatively stable 82.8% of residents remaining in the same address over the previous year suggest strong local attachment, even as the broader demographic trend is one of slow contraction.
Drive
85.3%
Public Transport
0.4%
Walk / Cycle
6.9%
Work from Home
N/A
Population Forecast
-0.56%/yr
(-33 people/yr)
EstablishedThe population declined 3.6% over the past decade and is forecast to continue falling at 0.56% per year, with medium projections putting the total at around 5,655 by 2031. Internal migration removes about 15 residents a year net, while overseas arrivals add 23, leaving a marginally positive combined flow that is not enough to offset natural change and an aging demographic. The gentrification score is 0, consistent with a not-gentrifying classification, because income and education levels have not shifted enough to signal early reinvestment. Rent growth of 42.9% over the decade is notable, above what might be expected from a declining-population town, but real income grew only 16.5% in the same period, suggesting affordability has tightened for renters even as the housing market softened. Population stability is low priority as a growth play.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+23
Net Internal / yr
-15
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narrandera compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narrandera a good suburb to live in?
Narrandera offers low housing costs, with a $299,500 median house price and mortgage-to-income of 22.5%, both well below stress thresholds. However, the IRSD decile of 2 places it in the bottom 20% of Australian communities by advantage, and household income sits in just the 18th percentile nationally, meaning access to services and economic opportunity is limited compared to metropolitan areas.
What is the median house price in Narrandera?
The median house price is $299,500 as of the 2024-2025 period. Prices fell 6.8% from $311,250 in 2024 to $290,000 in 2025. Monthly mortgage repayments average $1,083 and weekly rent averages $210, keeping housing well below stress benchmarks for most residents.
What schools are in Narrandera?
No schools were recorded inside Narrandera in this dataset. As a regional centre of 4,369 residents, the town would typically be served by public primary and secondary schools. University qualification rates are 18%, which is 12.1 points below the national average, reflecting the broader regional education profile.
Is Narrandera safe?
Crime statistics for Narrandera are not available in this dataset. As an indirect indicator, the suburb scores IRSD decile 2, placing it in the lower 20% of Australian communities by relative disadvantage, which is associated with higher rates of socioeconomic stress. The volunteering rate of 20.6% and high residential stability (82.8% stayed) suggest strong community cohesion.
Is Narrandera good for property investment?
The low entry point of $299,500 and weekly rent of $210 imply a gross yield around 3.6%, modest but not negligible. The 11.8% vacancy rate is elevated compared to national averages, and the declining population trend of 0.56% per year limits demand growth. Investment here suits buyers prioritising affordability over capital growth, with no near-term population uplift expected.
How is Narrandera's population changing?
Narrandera's population fell 3.6% over the past decade and is declining at 0.56% per year, equivalent to about 25 fewer residents annually. Medium forecasts project the total will reach approximately 5,655 by 2031. The profile is aging: the senior share rose 3.6 points over the decade while the working-age share fell 2.1 points, a pattern typical of inland NSW regional towns.
How much development is happening in Narrandera?
There were 44 development applications lodged in the past 12 months, a moderate level for a town of 4,369 people. Recent applications include commercial development, business-premises alterations and rural shed construction, indicating ongoing maintenance and minor commercial activity rather than large-scale residential expansion.
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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