Affordability ranking · NSW

The most affordable suburbs in New South Wales.

Suburbs with the lowest median house prices, great entry points into the property market. Filtered to New South Wales suburbs only.

About this ranking

'Most affordable' here means lowest median house price, the entry-level suburbs in each state. Affordability isn't the same as good value: a $400K outer-fringe suburb with stagnant population growth and weak infrastructure can be a worse buy than a $700K middle-ring suburb with structural demand. Use this list as a starting point for further research, not a final shortlist.

New South Wales property market in 2026

New South Wales is Australia's most expensive housing market by a wide margin. Sydney's median house price sits around $1.6M to $1.7M in 2026, with a structural undersupply of well-located stock keeping the harbour-city market firm even as borrowing capacity catches up to elevated rates. Regional NSW (Newcastle, Central Coast, Wollongong) has compressed the discount to Sydney over the last five years, and the Hunter and Illawarra now trade at premiums older buyers wouldn't have predicted. Lifestyle suburbs along the coast, Byron, Kiama, Port Macquarie, have held the COVID-era gains. Investor demand is back at scale; rental vacancies in metro Sydney remain below 1.5%.

Buyer tip, NSW

If you're buying in Sydney, the gap between asking prices and clearing prices has narrowed meaningfully. A 2024-style 'discount the asking price by 10%' approach now leaves you out of contention. Pre-approval at the top of your range plus 1-2 weekends of pre-auction reconnaissance is the modern playbook.

Watch out, NSW

Sydney's middle-ring suburbs (Kingsford, Marrickville, Concord) have seen significant apartment supply. Body corporate fees on newer towers can swallow yield, so always pull the strata report and the sinking fund balance before committing.

Methodology

Sorted by median house price ascending, with a $100K minimum to exclude very small localities and data anomalies. State Valuer-General data, refreshed quarterly.

Best for

First home buyers prioritising entry into the property market; rentvestors looking for high-yield, lower-entry investments; buyers willing to commute further for a freestanding house.

By stateAll Australia NSW VIC QLD WA SA TAS NT ACT

Showing top 50 suburbs in New South Wales

#	Suburb	State	Median price	Annual growth	Profile
1	Tonderburine 2828	NSW	$101,000	–	View profile →
2	Black Hollow 2828	NSW	$101,000	–	View profile →
3	Mount Tenandra 2828	NSW	$101,000	–	View profile →
4	Quanda 2828	NSW	$101,000	–	View profile →
5	Warrumbungle 2828	NSW	$101,000	–	View profile →
6	Bourbah 2828	NSW	$101,000	–	View profile →
7	Chakola 2630	NSW	$103,000	-89.0%	View profile →
8	Hay South 2711	NSW	$105,000	-17.3%	View profile →
9	Collarenebri 2833	NSW	$105,000	-16.0%	View profile →
10	Coonong 2645	NSW	$108,000	–	View profile →
11	Yuluma 2645	NSW	$108,000	–	View profile →
12	Cullivel 2645	NSW	$108,000	–	View profile →
13	Terry Hie Hie 2400	NSW	$110,000	-94.0%	View profile →
14	Toonumbar 2474	NSW	$110,000	–	View profile →
15	Eumungerie 2831	NSW	$112,500	-86.6%	View profile →
16	North Yalgogrin 2669	NSW	$114,000	–	View profile →
17	Gubbata 2669	NSW	$114,000	–	View profile →
18	Melbergen 2669	NSW	$114,000	–	View profile →
19	Yaddra 2669	NSW	$114,000	–	View profile →
20	Naradhan 2669	NSW	$114,000	–	View profile →
21	Weja 2669	NSW	$114,000	–	View profile →
22	Erigolia 2669	NSW	$114,000	–	View profile →
23	Bygalorie 2669	NSW	$114,000	–	View profile →
24	Kikoira 2669	NSW	$114,000	–	View profile →
25	Tallimba 2669	NSW	$114,000	–	View profile →
26	Boggabilla 2409	NSW	$120,000	-17.2%	View profile →
27	Cookamidgera 2870	NSW	$120,000	-81.2%	View profile →
28	Stuart Town 2820	NSW	$120,000	-62.1%	View profile →
29	Tyringham 2453	NSW	$120,000	-91.1%	View profile →
30	Tottenham 2873	NSW	$120,000	+20.0%	View profile →
31	Moonan Flat 2337	NSW	$124,500	-69.6%	View profile →
32	Caragabal 2810	NSW	$125,000	-37.5%	View profile →
33	Rankins Springs 2669	NSW	$125,000	-11.5%	View profile →
34	Duncans Creek 2340	NSW	$125,000	–	View profile →
35	Blandford 2338	NSW	$125,000	-71.6%	View profile →
36	Tibooburra 2880	NSW	$125,000	–	View profile →
37	Napier Lane 2379	NSW	$127,000	–	View profile →
38	Nombi 2379	NSW	$127,000	–	View profile →
39	Lewinsbrook 2311	NSW	$129,000	–	View profile →
40	Brewarrina 2839	NSW	$130,000	-25.7%	View profile →
41	Laurel Hill 2649	NSW	$130,000	–	View profile →
42	Bimbi 2810	NSW	$130,000	–	View profile →
43	Twin Rivers 2410	NSW	$132,000	–	View profile →
44	Garah 2405	NSW	$133,500	-99.3%	View profile →
45	Ropers Road 2395	NSW	$135,000	–	View profile →
46	Weetaliba 2395	NSW	$135,000	–	View profile →
47	Gurley 2398	NSW	$136,000	–	View profile →
48	Conargo 2710	NSW	$140,000	–	View profile →
49	Lower Acacia Creek 2476	NSW	$140,000	-64.6%	View profile →
50	Copi Hollow 2879	NSW	$143,000	–	View profile →

#1Tonderburine

NSW 2828

Median price

$101,000

Annual growth

–

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#2Black Hollow

NSW 2828

Median price

$101,000

Annual growth

–

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#3Mount Tenandra

NSW 2828

Median price

$101,000

Annual growth

–

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#4Quanda

NSW 2828

Median price

$101,000

Annual growth

–

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#5Warrumbungle

NSW 2828

Median price

$101,000

Annual growth

–

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#6Bourbah

NSW 2828

Median price

$101,000

Annual growth

–

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#7Chakola

NSW 2630

Median price

$103,000

Annual growth

-89.0%

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#8Hay South

NSW 2711

Median price

$105,000

Annual growth

-17.3%

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#9Collarenebri

NSW 2833

Median price

$105,000

Annual growth

-16.0%

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#10Coonong

NSW 2645

Median price

$108,000

Annual growth

–

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#11Yuluma

NSW 2645

Median price

$108,000

Annual growth

–

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#12Cullivel

NSW 2645

Median price

$108,000

Annual growth

–

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#13Terry Hie Hie

NSW 2400

Median price

$110,000

Annual growth

-94.0%

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#14Toonumbar

NSW 2474

Median price

$110,000

Annual growth

–

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#15Eumungerie

NSW 2831

Median price

$112,500

Annual growth

-86.6%

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#16North Yalgogrin

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#17Gubbata

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#18Melbergen

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#19Yaddra

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#20Naradhan

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#21Weja

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#22Erigolia

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#23Bygalorie

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#24Kikoira

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#25Tallimba

NSW 2669

Median price

$114,000

Annual growth

–

View profile →

#26Boggabilla

NSW 2409

Median price

$120,000

Annual growth

-17.2%

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#27Cookamidgera

NSW 2870

Median price

$120,000

Annual growth

-81.2%

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#28Stuart Town

NSW 2820

Median price

$120,000

Annual growth

-62.1%

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#29Tyringham

NSW 2453

Median price

$120,000

Annual growth

-91.1%

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#30Tottenham

NSW 2873

Median price

$120,000

Annual growth

+20.0%

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#31Moonan Flat

NSW 2337

Median price

$124,500

Annual growth

-69.6%

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#32Caragabal

NSW 2810

Median price

$125,000

Annual growth

-37.5%

View profile →

#33Rankins Springs

NSW 2669

Median price

$125,000

Annual growth

-11.5%

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#34Duncans Creek

NSW 2340

Median price

$125,000

Annual growth

–

View profile →

#35Blandford

NSW 2338

Median price

$125,000

Annual growth

-71.6%

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#36Tibooburra

NSW 2880

Median price

$125,000

Annual growth

–

View profile →

#37Napier Lane

NSW 2379

Median price

$127,000

Annual growth

–

View profile →

#38Nombi

NSW 2379

Median price

$127,000

Annual growth

–

View profile →

#39Lewinsbrook

NSW 2311

Median price

$129,000

Annual growth

–

View profile →

#40Brewarrina

NSW 2839

Median price

$130,000

Annual growth

-25.7%

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#41Laurel Hill

NSW 2649

Median price

$130,000

Annual growth

–

View profile →

#42Bimbi

NSW 2810

Median price

$130,000

Annual growth

–

View profile →

#43Twin Rivers

NSW 2410

Median price

$132,000

Annual growth

–

View profile →

#44Garah

NSW 2405

Median price

$133,500

Annual growth

-99.3%

View profile →

#45Ropers Road

NSW 2395

Median price

$135,000

Annual growth

–

View profile →

#46Weetaliba

NSW 2395

Median price

$135,000

Annual growth

–

View profile →

#47Gurley

NSW 2398

Median price

$136,000

Annual growth

–

View profile →

#48Conargo

NSW 2710

Median price

$140,000

Annual growth

–

View profile →

#49Lower Acacia Creek

NSW 2476

Median price

$140,000

Annual growth

-64.6%

View profile →

#50Copi Hollow

NSW 2879

Median price

$143,000

Annual growth

–

View profile →

Common questions

About this ranking.

Are the cheapest suburbs always the worst suburbs?

No. Affordability often reflects distance from CBD, sparse public transport, or limited amenity rather than 'bad' attributes. Plenty of affordable suburbs are growing strongly because the local economy and demographics are improving. Always look at population trend, infrastructure pipeline, and rental vacancy alongside price.

Should I buy the cheapest house I can or save for longer?

Depends on your timeline. If you'll hold for 10+ years, time-in-market usually beats waiting for a bigger deposit on a 'better' suburb. If you'll move within 3-5 years, transaction costs (stamp duty + agent fees) on the entry purchase can wipe out modest growth.

What about regional vs outer-metro for affordability?

Outer-metro typically holds value better because it's still tied to the capital city economy. Regional towns can offer better entry pricing but add commute risk if you need to fall back on metro employment. Strong regional centres (Newcastle, Geelong, Toowoomba) split the difference well.

Other rankings

Best Suburbs for Families Highest Growth Suburbs Most Walkable Suburbs Lowest Flood Risk Suburbs Best Rental Yield Suburbs

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