Bathurst
Investment Score
78
/100
AI Intelligence Summary
Bathurst is a vibrant regional city in NSW's Central West, 200km from Sydney, renowned for its motorsport heritage and home to the famous Mount Panorama racing circuit. With a population of 45,000 and median age of 32, the city benefits significantly from Charles Sturt University's presence, creating a dynamic student population that drives rental demand. The property market shows strong fundamentals with median house prices at $485,000 and impressive growth of 42% over five years, supported by regional migration trends and affordability compared to Sydney. Bathurst offers excellent educational infrastructure, quality healthcare services, and rich cultural amenities including galleries, museums, and festivals. The city serves as a major service hub for the Central West region, with diverse employment opportunities in education, healthcare, and public administration, making it an attractive destination for families, professionals, and investors seeking regional lifestyle benefits.
Strengths
- •Home to Charles Sturt University providing economic stability and rental demand
- •Famous Mount Panorama racing circuit driving tourism and national recognition
- •Strong property market growth with 42% five-year house price appreciation
- •Excellent educational facilities and high university education rates (42%)
Opportunities
- •Growing tree-changer and remote worker migration post-COVID
- •Potential for tourism development leveraging motorsport heritage
- •Infrastructure improvements supporting regional connectivity
- •Student accommodation development opportunities
Considerations
- •Limited public transport options with only 8% usage
- •Distance from Sydney CBD (200km) limiting commuter opportunities
- •Seasonal rental market fluctuations due to university calendar
- •Limited major employment diversity outside education and government sectors
Property Market
$485K
+8.5% 1yr
$285K
+6.2% 1yr
$385K
$485/wk
$370/wk
35
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.5% | +42.0% |
| Unit | +6.2% | +22.5% | +35.0% |
Rental Yields
House Yield
5.2%
Unit Yield
6.8%
Townhouse Yield
5.8%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Bathurst at median house price
Save $16,355
+8% surcharge
$485/wk
Negatively geared
Reduces taxable income
~$142/week
Based on 8.4% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$16,355
After-tax yield
3.17%
Weekly holding cost
$142/wk
10yr CGT (est.)
$113,633
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
45,000
32
$58K
per annum
62.0%
35.0%
42.0%
5.2%
18.0%
Dwelling Mix
Lifestyle & Community
85
25
2
200.0 km
Nearest Station: Bathurst Station
Active outdoor recreation, motorsport events, university cultural activities, heritage tourism, and strong sporting community with excellent facilities and clubs
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Data sourced from multiple sources. Last updated 26 March 2026.