Goulburn
Investment Score
75
/100
AI Intelligence Summary
Goulburn is a historic regional city in NSW's Southern Tablelands, located 195km southwest of Sydney. As the administrative centre for Goulburn Mulwaree Council, it serves as a key regional hub with a population of approximately 24,000. The city combines rich heritage architecture with modern amenities, featuring quality educational institutions including Goulburn High School, comprehensive healthcare facilities anchored by Goulburn Base Hospital, and a growing arts and cultural scene. Goulburn's strategic location on the Hume Highway provides excellent connectivity to Sydney and Melbourne, while regular train services enhance accessibility. The property market has experienced significant growth driven by regional migration trends and affordability compared to Sydney, with strong demand for both residential and lifestyle properties. The community enjoys an active sporting culture, regular festivals, and a tight rental market reflecting growing investment interest. With ongoing infrastructure upgrades and industrial development supported by its strategic transport links, Goulburn represents a compelling blend of regional lifestyle benefits and urban conveniences.
Strengths
- •Strategic location on Hume Highway with excellent Sydney-Melbourne connectivity
- •Strong educational infrastructure with quality schools and institutions
- •Comprehensive healthcare facilities including major regional hospital
- •Rich cultural heritage with historic architecture and active arts scene
Opportunities
- •Ongoing infrastructure upgrades including digital connectivity improvements
- •Industrial development potential leveraging strategic location
- •Growing arts and cultural tourism sector
- •Increasing investment interest from Sydney buyers seeking affordability
Considerations
- •Higher median age reflecting regional demographic patterns
- •Limited public transport options compared to metropolitan areas
- •Dependence on road transport for connectivity
- •Competition from other regional centres for growth
Property Market
$580K
+12.5% 1yr
$385K
+8.5% 1yr
$495K
$480/wk
$430/wk
35
1.2%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +12.5% | +28.0% | +45.0% |
| Unit | +8.5% | +22.0% | +35.0% |
Rental Yields
House Yield
4.2%
Unit Yield
5.8%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Goulburn at median house price
Save $20,630
+8% surcharge
$480/wk
Negatively geared
Reduces taxable income
~$231/week
Based on 9.0% 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)
$20,630
After-tax yield
2.56%
Weekly holding cost
$231/wk
10yr CGT (est.)
$150,060
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
24,000
42
$65K
per annum
68.0%
35.0%
28.0%
5.2%
18.0%
Dwelling Mix
Lifestyle & Community
45
12
1
195.0 km
Nearest Station: Goulburn Railway Station
Regional lifestyle with quality amenities, heritage attractions, recreational facilities, and regular community events and festivals
Interested in Goulburn?
Get a personalised buyer brief with AI-powered property intelligence for this suburb.
Data sourced from multiple sources. Last updated 26 March 2026.