Narrandera
Investment Score
72
/100
AI Intelligence Summary
Narrandera is a historic rural town in the NSW Riverina region, situated on the Murrumbidgee River approximately 550km southwest of Sydney. With a population of around 4,500, this agricultural service centre offers an affordable property market dominated by detached houses on large blocks, with median house prices around $280,000. The town features strong community amenities including Narrandera District Hospital, quality schools, and recreational facilities, while maintaining its heritage character with historic buildings and museums. Located on the Newell Highway, it provides good road connectivity but limited public transport, with the nearest rail services at Wagga Wagga (130km) or Griffith. The local economy is primarily driven by agriculture, with the town serving surrounding farming communities. Property investment offers excellent affordability and rental yields around 5-6%, though growth potential is modest due to stable population trends typical of rural NSW. The area attracts families seeking affordable housing, retirees, and investors looking for steady returns in a low-risk rural market.
Strengths
- •Highly affordable property market with median house prices under $300,000
- •Strong community infrastructure including hospital, schools, and recreational facilities
- •Strategic location on Newell Highway providing excellent road connectivity
- •Rich heritage and tourism attractions including Narrandera Fisheries Centre
Opportunities
- •Tourism development leveraging river location and heritage assets
- •Infrastructure improvements along Newell Highway corridor
- •Renewable energy projects in surrounding agricultural areas
- •Value-add property investments on large residential blocks
Considerations
- •Limited public transport options within town and to major centres
- •Population decline typical of rural NSW towns due to youth migration
- •Limited employment opportunities outside agricultural sector
- •Distance from major urban centres and services
Property Market
$280K
+3.2% 1yr
$180K
+2.8% 1yr
$220K
$320/wk
$220/wk
120
2.8%
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
5.8%
Unit Yield
6.2%
Townhouse Yield
5.9%
Investment Scorecard
Demand/Supply Ratio: 1.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Narrandera at median house price
Save $7,970
+8% surcharge
$320/wk
Negatively geared
Reduces taxable income
~$58/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
3.54%
Weekly holding cost
$58/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
4,500
45
$52K
per annum
68.0%
25.0%
18.0%
6.2%
12.0%
Dwelling Mix
Lifestyle & Community
12
8
1
550.0 km
Nearest Station: Griffith Railway Station
Outdoor recreation focused on river activities, golf, tennis, and community events. Historic town centre with heritage buildings, museums, and annual festivals creating vibrant community life.
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Data sourced from multiple sources. Last updated 28 March 2026.