Forbes
Investment Score
75
/100
AI Intelligence Summary
Forbes is a historic regional town in NSW's Central West, serving as the administrative center of Forbes Shire with a population of approximately 10,200. Known for its rich gold rush heritage and the famous annual Elvis Festival, Forbes offers an affordable lifestyle with strong community connections. The town features excellent recreational facilities centered around Lake Forbes, quality educational institutions including Forbes High School, and comprehensive healthcare services through Forbes Hospital. Located on the Newell Highway with rail connections to Sydney, Forbes provides good regional connectivity while maintaining its country charm. The property market remains highly affordable with median house prices around $320,000, offering excellent rental yields for investors. The local economy is supported by agriculture, mining, and government services, with a stable employment base. Forbes combines historical significance with modern amenities, making it attractive for families, retirees, and investors seeking regional opportunities. The town's infrastructure is well-developed with NBN connectivity, quality water and sewerage systems, and an airport for general aviation.
Strengths
- •Highly affordable property market with strong rental yields
- •Rich cultural heritage and tourism drawcard with Elvis Festival
- •Excellent recreational facilities including Lake Forbes for water sports
- •Strategic location on Newell Highway with good regional connectivity
Opportunities
- •Tourism growth potential leveraging heritage and festivals
- •Regional development initiatives and government investment
- •Renewable energy projects in surrounding areas
- •Agricultural technology and value-adding industries
Considerations
- •Limited employment diversity compared to metropolitan areas
- •Aging population demographic reducing workforce
- •Limited public transport options within town
- •Distance from major metropolitan centers
Property Market
$320K
+4.2% 1yr
$195K
+3.8% 1yr
$350/wk
$230/wk
65
1.8%
62.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +18.5% | +28.3% |
| Unit | +3.8% | +16.2% | +25.1% |
Rental Yields
House Yield
5.8%
Unit Yield
6.2%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Forbes at median house price
Save $9,370
+8% surcharge
$350/wk
Negatively geared
Reduces taxable income
~$76/week
Based on 5.7% 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)
$9,370
After-tax yield
3.54%
Weekly holding cost
$76/wk
10yr CGT (est.)
$43,677
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
10,200
42
$52K
per annum
68.0%
35.0%
22.0%
6.2%
15.0%
Dwelling Mix
Lifestyle & Community
18
8
1
385.0 km
Nearest Station: Forbes Railway Station
Relaxed country lifestyle with excellent recreational opportunities around Lake Forbes, quality dining and shopping, and strong community events calendar
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Data sourced from multiple sources. Last updated 26 March 2026.