Temora
Investment Score
72
/100
AI Intelligence Summary
Temora is a rural town of approximately 4,500 residents located in the Riverina region of NSW, 450km from Sydney. Known for its agricultural heritage and the renowned Temora Aviation Museum, the town offers affordable housing with median house prices around $300,000. The community is characterized by an aging population with a median age of 48, reflecting the broader trend in rural Australia. Primary industries include agriculture, tourism, and services, with the aviation museum serving as a significant tourist drawcard. The town features a strong community spirit, local schools, recreational facilities including a lake and parks, and is well-connected via the Burley Griffin Way. While facing challenges common to rural areas such as population decline and limited employment diversity, Temora offers an affordable lifestyle with good community amenities. The property market remains stable with modest growth, supported by agricultural sector performance and tourism. Investment opportunities exist for those seeking affordable rural properties with steady rental yields, though growth potential is limited compared to metropolitan areas.
Strengths
- •Highly affordable housing market with median prices around $300,000
- •Strong tourist attraction with Temora Aviation Museum
- •Well-connected transport links via Burley Griffin Way and rail services
- •Active community spirit and local organizations
Opportunities
- •Tourism development leveraging aviation museum
- •Agricultural technology and innovation
- •Retirement and lifestyle market growth
- •Heritage property renovation and tourism accommodation
Considerations
- •Aging population and gradual population decline
- •Limited employment diversity beyond agriculture and services
- •Distance from major urban centers
- •Limited public transport options within town
Property Market
$300K
+3.2% 1yr
$180K
+2.8% 1yr
$300/wk
$210/wk
65
4.2%
55.0%
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%
Investment Scorecard
Demand/Supply Ratio: 1.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Temora at median house price
Save $8,670
+8% surcharge
$300/wk
Negatively geared
Reduces taxable income
~$88/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)
$8,670
After-tax yield
3.17%
Weekly holding cost
$88/wk
10yr CGT (est.)
$18,442
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
48
$52K
per annum
68.0%
25.0%
18.0%
5.2%
12.0%
Dwelling Mix
Lifestyle & Community
8
5
1
450.0 km
Nearest Station: Temora Station
Peaceful rural lifestyle with recreational lake, parks, aviation museum, and community events
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Data sourced from multiple sources. Last updated 29 March 2026.