Grafton
Investment Score
72
/100
AI Intelligence Summary
Grafton is the largest city in the Clarence Valley region of NSW, located 630km north of Sydney and 340km south of Brisbane. This regional center serves as an administrative and commercial hub for the surrounding area, known for its historic architecture, tree-lined streets, and the famous annual Jacaranda Festival. The city offers a relaxed lifestyle with the Clarence River providing recreational opportunities including boating and fishing. Grafton features a mix of heritage homes and modern developments, with property prices remaining more affordable than coastal areas. The population has remained relatively stable with modest growth, and the median age is higher than the NSW average, reflecting typical regional demographics. The area benefits from regional hospital services, multiple educational facilities including a TAFE campus, and established infrastructure including NBN connectivity and transport links via the Pacific Highway and rail services. The local economy is supported by regional employment, healthcare services, education, and some lifestyle migration from urban areas seeking a tree-change lifestyle.
Strengths
- •Regional administrative and commercial center providing employment stability
- •Historic character with beautiful tree-lined streets and heritage architecture
- •Affordable property prices compared to coastal NSW locations
- •Strong community identity with events like the Jacaranda Festival
Opportunities
- •Tree-change migration from urban areas seeking lifestyle benefits
- •Tourism development leveraging river location and historic character
- •Regional development initiatives and infrastructure investment
- •Potential for niche industries and remote work opportunities
Considerations
- •Limited employment diversity compared to major urban centers
- •Aging population demographic may impact future growth
- •Regional location limits access to major city amenities
- •Dependence on regional economy and government services
Property Market
$485K
+4.2% 1yr
$315K
+3.8% 1yr
$420K
$450/wk
$330/wk
65
2.8%
62.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +15.8% | +28.5% |
| Unit | +3.8% | +12.5% | +22.3% |
Rental Yields
House Yield
4.8%
Unit Yield
5.4%
Townhouse Yield
5.1%
Investment Scorecard
Demand/Supply Ratio: 1.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Grafton at median house price
Save $16,355
+8% surcharge
$450/wk
Negatively geared
Reduces taxable income
~$164/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)
$16,355
After-tax yield
2.93%
Weekly holding cost
$164/wk
10yr CGT (est.)
$66,399
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
19,000
44
$52K
per annum
68.0%
35.0%
22.0%
6.2%
18.0%
Dwelling Mix
Lifestyle & Community
35
12
1
630.0 km
Nearest Station: Grafton Station
River-based recreation, community festivals, historic walks, regional shopping, healthcare services, and peaceful suburban living with country town charm.
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Data sourced from multiple sources. Last updated 26 March 2026.