Warren
Investment Score
68
/100
AI Intelligence Summary
Warren is a small rural town in central western NSW, located approximately 120km northwest of Dubbo with a population of around 1,400 residents. The town serves as a vital service center for surrounding agricultural areas, with the local economy heavily dependent on farming, livestock, and rural services. The community is characterized by strong rural values, with Warren Central School providing K-12 education and essential amenities including an RSL club, golf course, swimming pool, and multipurpose health service. The property market reflects typical rural NSW characteristics with very affordable housing, limited transaction volumes, and a rental market constrained by small population size. Infrastructure includes connection via the Oxley Highway, freight rail services for agricultural transport, and basic telecommunications with NBN coverage. While the town faces challenges common to rural communities including population decline and limited employment diversity, it offers an authentic country lifestyle with strong community bonds, affordable living costs, and proximity to agricultural opportunities. The annual Warren Show remains a significant community event, highlighting the town's agricultural heritage and tight-knit social fabric.
Strengths
- •Extremely affordable housing market with median house prices well below state averages
- •Strong agricultural economy providing stability and employment opportunities
- •Comprehensive educational facility with Warren Central School serving K-12 students
- •Essential community amenities including health services, recreational facilities, and RSL club
Opportunities
- •Potential for rural lifestyle seekers and tree-changers seeking affordable properties
- •Agricultural diversification and value-adding opportunities
- •Tourism development leveraging rural heritage and natural attractions
- •Remote work opportunities with NBN infrastructure enabling digital connectivity
Considerations
- •Limited employment opportunities outside of agriculture and basic services
- •Declining population trend typical of rural NSW communities
- •Very limited rental housing market constraining growth potential
- •Minimal public transport options creating car dependency
Property Market
$185K
+2.1% 1yr
$125K
+1.8% 1yr
$240/wk
$180/wk
85
1.2%
45.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +2.1% | +8.5% | +15.2% |
| Unit | +1.8% | +6.2% | +12.1% |
Rental Yields
House Yield
6.8%
Unit Yield
7.2%
Investment Scorecard
Demand/Supply Ratio: 0.80
Supply exceeds demand — favourable for buyers
Tax & Financial Intelligence
CPA-grade analysis for Warren at median house price
Save $4,645
+8% surcharge
$240/wk
Negatively geared
Reduces taxable income
~$21/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)
$4,645
After-tax yield
4.15%
Weekly holding cost
$21/wk
10yr CGT (est.)
$11,509
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
1,400
45
$52K
per annum
58.0%
25.0%
18.0%
6.2%
12.0%
Dwelling Mix
Lifestyle & Community
3
4
520.0 km
Nearest Station: Dubbo Station
Quiet rural lifestyle with outdoor recreational opportunities, community events, and close connection to agricultural activities. The pace of life is relaxed with emphasis on community relationships and rural traditions.
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Data sourced from multiple sources. Last updated 29 March 2026.