Wee Waa
Cotton farming defines Wee Waa more than any other single fact: agriculture employs 23% of the local workforce, the highest share of any top industry, anchoring a population of 2,034 across a vast 934 square kilometre footprint. Household income sits at the 29.8th percentile nationally, and 90.6% of dwellings are separate houses, meaning this is almost entirely a detached-home market. The median house price of $310,000 is well below the NSW state median, yet prices rose 12.1% from $290,000 in 2024 to $325,000 in 2025. A 14.8% vacancy rate is high compared to metropolitan averages, reflecting the rural economy's sensitivity to seasonal and commodity cycles.
Population
2,034
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,286/wk
DAs (12 months)iDevelopment Applications lodged in the past year
18
Median House
$310K
2024-2025 (PSI derived)
At a median of $310,000, Wee Waa sits far below NSW state benchmarks, making outright purchase achievable for buyers priced out of coastal and urban markets. Monthly mortgage repayments average $1,083, producing a mortgage-to-income ratio of 19.4%, well below the 30% stress threshold. The stock is almost uniformly detached houses at 90.6%, with 35% of dwellings having 4 or more bedrooms and 43.9% having 3 bedrooms. Semi-detached properties account for 8.2%, and apartments are negligible at 0.4%. Outright ownership at 36.1% exceeds the rental share of 34%, suggesting a stable base of long-term owner-occupiers rather than a transient renter market. Price growth of 12.1% from 2024 to 2025 indicates genuine recent demand in what had been a flat market.
For Buyers
At a median of $310,000, Wee Waa sits far below NSW state benchmarks, making outright purchase achievable for buyers priced out of coastal and urban markets. Monthly mortgage repayments average $1,083, producing a mortgage-to-income ratio of 19.4%, well below the 30% stress threshold. The stock is almost uniformly detached houses at 90.6%, with 35% of dwellings having 4 or more bedrooms and 43.9% having 3 bedrooms. Semi-detached properties account for 8.2%, and apartments are negligible at 0.4%. Outright ownership at 36.1% exceeds the rental share of 34%, suggesting a stable base of long-term owner-occupiers rather than a transient renter market. Price growth of 12.1% from 2024 to 2025 indicates genuine recent demand in what had been a flat market.
For Investors
Weekly rent of $200 against a $310,000 median implies a gross yield near 3.4%, above the typical yield in metropolitan NSW markets. The renter share of 34% provides an adequate tenant base, though the 14.8% vacancy rate is elevated and signals supply exceeds demand in some segments. Development activity ran to 18 applications in the past 12 months, modest for a 2,034-person town and mostly new dwellings and minor additions rather than large-scale supply. Rent-to-income at 15.6% means tenants carry little rental stress compared to capital city norms, reducing arrears risk. The key investment risk is the agriculture-dependent economy: income at the 29.8th percentile nationally limits rent growth, and commodity or seasonal downturns can soften demand quickly.
Development Activity
Total DAs
66
Last 12 Months
18
YoY ChangeiYear-over-year change in DA lodgements
+20.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Wee Waa iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 118 students
Namoi Valley Christian School
K-10 · 128 students
Wee Waa High School
7-12 · 181 students
Wee Waa Public School
K-6 · 79 students
Demographics
The median age of 38 is 2 years below the national figure, giving Wee Waa a slightly younger profile than the national average. Only 5.2% of residents were born overseas, which is 16.4 percentage points below the national rate, reflecting the predominantly Anglo-Celtic heritage: English ancestry leads at 667 residents, followed by Irish (192) and Scottish (127). University qualifications reach just 14.7%, which is 15.4 percentage points below the national figure, consistent with a trade, agriculture and services employment base rather than a professional knowledge economy. Average household size is 2.5, equal to the national figure. Volunteerism is notable at 17.8% of residents, and 82.1% of residents did not change address in the prior year, pointing to a settled, community-oriented population.
Age Distribution
Bedrooms
Dwelling Structure
90.6%
Houses
8.2%
Townhouse
0.4%
Apartment
Tenure
Wee Waa's housing market is dominated by separate houses at 90.6%, with virtually no apartment stock at 0.4%. The 3-bedroom segment is the largest at 43.9%, followed by 4-plus bedrooms at 35%, confirming a family-sized dwelling base. Tenure splits across 36.1% outright owners, 29.9% with a mortgage and 34% renting. Price growth of 12.1% from $290,000 in 2024 to $325,000 in 2025 represents the fastest single-year move in recent history. Monthly mortgage repayments of $1,083 are low compared to metropolitan NSW, and rent at $200 per week is similarly affordable relative to state medians. The 14.8% vacancy rate sits above typical regional benchmarks, which means buyers have genuine choice and negotiating power in a thin market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$200
HH Size
2.5
Personal Income / wk
$689
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.8%
Unoccupied
122
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.4%
Community Profile
Ancestry
Household Composition
26.5%
Couples, no children
1,398
Total families
Economy & Employment
Agriculture anchors the local economy at 23% of workers, nearly double the next largest sector, reflecting Wee Waa's status as one of Australia's main cotton-producing areas. Healthcare follows at 17.4% and Education at 14.3%, the two sectors that sustain most rural service towns and provide stable public-sector employment. Public administration accounts for 7% and other services 6.8%. By occupation, machinery and drivers lead at 126 workers, closely followed by managers (122), professionals (108) and labourers (106), a distribution that reflects the farm-to-service-sector mix. The unemployment rate of 5.3% is above the national average, and the participation rate of 51.7% is low, partly because 487 residents are not in the labour force. Full-time employment runs at 69.2% for those who are employed.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.2%
Part-time
25.5%
Participation
51.7%
Employed
775
Occupations
Top Industries
University
14.7%
Postgraduate
1.3%
Born Overseas
5.2%
Dwellings
692
Transport to Work
Car dependency is high, with 84.2% of residents driving to work, consistent with the lack of public transport infrastructure across a 934 square kilometre area. Walking and cycling account for 8.1% of commutes, a notable share for a rural town. The need-for-assistance rate is 8.1%, equivalent to 141 residents, slightly elevated compared to lower-disadvantage urban areas. Rent-to-income at 15.6% and mortgage-to-income at 19.4% are both comfortably below stress thresholds, meaning housing costs consume a smaller share of income than in most NSW markets. The household composition data shows 615 couples with children and 370 couples without, reflecting a family-oriented residential base. No schools are recorded in this dataset for Wee Waa, so families rely on district schools in the surrounding Narrabri Shire area.
Drive
84.2%
Public Transport
N/A
Walk / Cycle
8.1%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Wee Waa compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Wee Waa a good suburb to live in?
Wee Waa suits buyers seeking affordable detached housing in a stable rural community. The median house price of $310,000 is well below NSW state medians, mortgage-to-income sits at just 19.4%, and 82.1% of residents did not move in the prior year. The main trade-offs are limited employment diversity and income at the 29.8th percentile nationally.
What is the median house price in Wee Waa?
The median house price is $310,000, based on the 2024-2025 period. Prices rose 12.1% from $290,000 in 2024 to $325,000 in 2025. Weekly rent averages $200 and monthly mortgage repayments average $1,083, giving a mortgage-to-income ratio of 19.4%.
What schools are in Wee Waa?
No schools are recorded inside the Wee Waa boundary in this dataset. Families in the area typically rely on schools in the broader Narrabri Shire. University qualifications among residents reach 14.7%, which is 15.4 percentage points below the national figure, reflecting the trade and agriculture employment base.
Is Wee Waa safe?
Detailed crime statistics are not available for Wee Waa in this dataset. As indirect indicators, housing stress is low with rent-to-income at 15.6% and mortgage-to-income at 19.4%, both below distress thresholds. The residential stability rate is 82.1%, pointing to a settled population of 2,034 with low annual turnover.
Is Wee Waa good for property investment?
Weekly rent of $200 against a $310,000 median implies a gross yield near 3.4%, above metropolitan NSW norms. However, the 14.8% vacancy rate is elevated compared to tighter rental markets, and income at the 29.8th percentile nationally limits rent growth. The 12.1% price rise from 2024 to 2025 shows recent capital growth momentum.
How is Wee Waa's population changing?
Wee Waa's population is 2,034 spread across 934 square kilometres at a density of 2.2 persons per square kilometre. Residential stability is high, with 82.1% of residents not moving in the prior year. Development activity of 18 applications in the past 12 months, including at least 1 new dwelling, suggests modest new investment rather than rapid growth.
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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