Muswellbrook
Investment Score
72
/100
AI Intelligence Summary
Muswellbrook is a charming regional town in New South Wales, offering a unique blend of country lifestyle and urban amenities. With a median house price of $420,000 and a median unit price of $280,000, the suburb presents an attractive option for first-home buyers, families, and investors. The town's population of 12,000 enjoys a relatively high median income of $85,000, contributing to a stable local economy. While the walkability score is moderate at 55, the area's schools and safety ratings are reasonable, with scores of 6 and 7 out of 10, respectively. Muswellbrook's distance from the CBD, at 285 kilometers, may deter some, but its investment score of 72 and growth potential of 68 suggest a promising outlook for property investors. The rental yield for houses is a notable 5.2%, and the low vacancy rate of 2.1% indicates a strong demand for rentals. Overall, Muswellbrook offers a compelling balance of lifestyle, affordability, and investment potential, making it an intriguing option for those seeking a regional escape or a lucrative investment opportunity.
Strengths
- •Affordable median house and unit prices
- •Relatively high median income
- •Stable local economy
- •Strong rental yield for houses
Opportunities
- •Growing demand for regional properties
- •Potential for infrastructure development and urban renewal
- •Increasing attractiveness for families and first-home buyers seeking affordability and lifestyle
Considerations
- •Moderate walkability score
- •Reasonable but not exceptional schools and safety ratings
- •Significant distance from the CBD
Property Market
$420K
+3.2% 1yr
$280K
+2.8% 1yr
$350K
$420/wk
$330/wk
45
2.1%
65.0%
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: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Muswellbrook at median house price
Stamp Duty Estimate
Save $13,430
+8% surcharge
Negative Gearing Position
$420/wk
Negatively geared
Reduces taxable income
~$123/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $3,732
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
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)
$13,430
After-tax yield
3.17%
Weekly holding cost
$123/wk
10yr CGT (est.)
$25,567
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Ding Group provides integrated advisory through Local Knowledge (CPA), Ding Financial (Mortgage Brokerage), and Ding Real Estate (Licensed Agency).
Demographics
12,000
42
$85K
per annum
58.0%
35.0%
22.0%
4.2%
18.0%
Dwelling Mix
Lifestyle & Community
25
8
1
285.0 km
Nearest Station: Muswellbrook Station
Regional town lifestyle with sporting culture, proximity to wine country, and outdoor recreation opportunities
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Data sourced from multiple sources. Last updated 18 April 2026.