Deniliquin
Investment Score
72
/100
AI Intelligence Summary
Deniliquin is a regional town in NSW's Riverina district, serving as the administrative center of Edward River Council with a population of 7,500. Located on the Edward River, this agricultural hub offers affordable housing with median house prices around $280,000, significantly below metropolitan markets. The town features a mature demographic profile with a median age of 44 years and strong community ties. Primary industries include agriculture, manufacturing, and tourism, with the famous annual Deni Ute Muster attracting thousands of visitors. The property market shows steady growth with good rental yields, particularly appealing to investors seeking regional opportunities. Infrastructure includes the Riverina Highway connection, regional airport, and NBN connectivity, though public transport options are limited. The community offers excellent recreational facilities, quality healthcare through Deniliquin Hospital, and good educational options. While facing typical rural challenges like population stability and limited employment diversity, Deniliquin presents opportunities for tree-changers and investors attracted to its affordable lifestyle, strong community spirit, and strategic location between Melbourne and Sydney.
Strengths
- •Highly affordable property market with median house prices around $280,000
- •Strong rental yields with houses yielding 5.2% and units 6.1%
- •Excellent community amenities including hospital, schools, and recreational facilities
- •Strategic location on Riverina Highway between Melbourne and Sydney
Opportunities
- •Growing tree-changer market seeking affordable rural lifestyle
- •Tourism development potential leveraging heritage and events
- •Agricultural technology and value-adding industries
- •Regional development initiatives and government support
Considerations
- •Limited public transport options with only 2% using public transport
- •Distance from major employment centers at 725km from Sydney CBD
- •Population stability with limited growth prospects
- •Higher unemployment rate at 6.2% compared to metropolitan areas
Property Market
$280K
+3.2% 1yr
$180K
+2.8% 1yr
$220K
$280/wk
$210/wk
65
4.2%
55.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.2% | +8.5% | +15.2% |
| Unit | +2.8% | +7.2% | +12.8% |
Rental Yields
House Yield
5.2%
Unit Yield
6.1%
Townhouse Yield
5.5%
Investment Scorecard
Demand/Supply Ratio: 1.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Deniliquin at median house price
Save $7,970
+8% surcharge
$280/wk
Negatively geared
Reduces taxable income
~$82/week
Based on 3.0% 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)
$7,970
After-tax yield
3.17%
Weekly holding cost
$82/wk
10yr CGT (est.)
$17,236
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
7,500
44
$52K
per annum
58.0%
25.0%
18.0%
6.2%
15.0%
Dwelling Mix
Lifestyle & Community
15
8
1
725.0 km
Nearest Station: Deniliquin Railway Station
Rural lifestyle with excellent sporting facilities, heritage attractions, annual events, and outdoor recreation opportunities along the Edward River
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Data sourced from multiple sources. Last updated 26 March 2026.