North Boambee Valley, NSW 2450
Clarence Valley CouncilAll suburbs in postcode 2450
Updated
Median house price
$919,000
-0.1% over the past year.
Median of 40 house sales · NSW Valuer General · calendar 2025
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North Boambee Valley at a glance
- Median unit
- $274,320
- Weekly rent
- $680
- Houses · units $500
- Population
- 2,318
- Median age 52
Prices: Median of 40 house sales · NSW Valuer General · calendar 2025 · Rent: NSW rental bond data (postcode 2450), June 2026 · Population: 2021 Census
House prices in North Boambee Valley
Houses change hands at $919,000 on a typical sale, below the NSW median (40 house sales, NSW Valuer General, calendar 2025). Units come in around $274,320, roughly 70% below the house median. The 12-month picture shows a softening market (-0.1%), giving buyers more room to negotiate.
For sellers
With 12-month growth at -0.1%, pricing should anchor to the most recent six months of comparables, not last year's peak.
For buyers
A 20% deposit on the median house works out to roughly $184,000. Prices are below the NSW median, which keeps North Boambee Valley on the radar for first-home buyers and right-sizers.
Rental data as of June 2026· NSW rental bond data (postcode 2450)
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What to know about North Boambee Valley
North Boambee Valley (2450) sits in the Clarence Valley region of NSW. The median house here is $919,000, below the NSW median of around $1.10M. Prices have moved -0.1% over the past year, well behind the NSW average (3%).
North Boambee Valley has roughly 2,318 residents, with a retiree-heavy demographic. Households are predominantly owner-occupied. Daily life is car-dependent: most residents drive to work, school and the shops.
What it’s like to live here
North Boambee Valley scores 0/100 on walkability, which makes it car-dependent with limited public transport. Plan for two cars in a typical household, especially if work isn't local.
Summer days here average around 28°C (warm), winter mornings around 7°C (cool). Annual rainfall lands at about 1,731 mm. Figures are our 1991 to 2020 averages of SILO data for this location (Queensland Government, built from Bureau of Meteorology observations).
Schooling within or near the suburb covers 7 government primary, 4 government secondary, 3 Catholic, 5 independent.
Schools in North Boambee Valley
Location
Walkability
- Walk
- 0/100
- Transit
- 0/100
- Bike
- 0/100
Very car dependent. Scores out of 100, calculated from OpenStreetMap data (ODbL).
Walkability data as of May 2026· OpenStreetMap
Demographics
The 2021 Census put North Boambee Valley's population at 2,318, with a median age of 52. That sits as a retiree-heavy demographic. Households are predominantly owner-occupied (75% own, 19% rent), which shapes everything from school catchment stability to how often properties turn over. The household mix skews family-dominated (70% family households, 28% lone person), so amenity decisions tend to follow what families want: parks, schools, supermarkets.
- Family households
- 70%
- Lone person
- 28%
- Owner occupied
- 75%
- Renter occupied
- 19%
Demographics data as of May 2026· ABS 2021 Census
Investment overview
Gross rental yield on houses sits at 3.85% (median rent $680/wk against a $919,000 price tag). Units yield 9.48% gross, often the better cash-flow play for first-time investors. Renter share is modest (19%), so the rental pool is smaller and tenant demand can be patchier than in higher-density suburbs.
- Gross yield, housesSource: NSW Valuer General (PSI) · Sept 2026
- 3.85%
- On the $919,000 median
- Gross yield, unitsSource: NSW Valuer General (PSI) · Sept 2026
- 9.48%
- On the $274,320 median
- 12-month change, housesSource: NSW Valuer General (PSI) · Sept 2026
- -0.1%
Gross rental yield is a year’s rent divided by the purchase price, before expenses. It leaves out vacancy, management fees, maintenance and financing costs, so treat it as a starting point.
Crime and safety
60 offences recorded in 2026
Top offence categories
Source: State Police Open Data
Crime data as of January 2026
Weather year-round
- Annual rainfall
- 1,731 mm
- Hottest month, avg max
- 27.5°C
- Coldest month, avg min
- 7.4°C
Rainfall by month
Our 1991 to 2020 averages of SILO data (Queensland Government, built from Bureau of Meteorology observations, CC BY 4.0) for this location.
Climate data as of October 2026· SILO (Queensland Government), from Bureau of Meteorology observations
Questions about North Boambee Valley
- What is the median house price in North Boambee Valley?
- The median house price in North Boambee Valley, NSW 2450 is $919,000 (median of 40 house sales recorded by the NSW Valuer General in calendar 2025). The median unit price is $274,320. Annual growth is -0.1%.
- How much is my house worth in North Boambee Valley?
- A useful starting point is the North Boambee Valley median house price of $919,000 (units $274,320). Your home will sit above or below that depending on land size, condition, position and what comparable homes nearby have sold for recently. For a figure specific to your property, request a free property appraisal from a local agent using the form on this page.
- Is North Boambee Valley a good investment?
- On the published figures, the gross rental yield on houses in North Boambee Valley is 3.8%: the median weekly house rent is $680 (NSW rental bond data (postcode 2450), June 2026) against the median house price of $919,000 (NSW Valuer General, calendar 2025). The median house price fell 0.1% over 12 months on the same NSW Valuer General figures. Whether North Boambee Valley is a good investment for you depends on the price you pay, your loan and holding costs, vacancy and your tax position. These are published market figures, not financial advice.
- What is the North Boambee Valley postcode?
- North Boambee Valley is in the 2450 postcode, in NSW, in the Clarence Valley Council region.
- Where is North Boambee Valley?
- North Boambee Valley is a suburb in the Clarence Valley Council area, NSW 2450.
- What is the average rent in North Boambee Valley?
- The median weekly rent for houses is $680, for units it's $500.
- What schools are in North Boambee Valley?
- There are 20 schools serving North Boambee Valley on this page, including Bishop Druitt College, Boambee Public School, St John Paul College.
- How walkable is North Boambee Valley?
- North Boambee Valley has a Walk Score of 0 out of 100, highly car-dependent. transit score 0, bike score 0.
- What suburbs are near North Boambee Valley?
- North Boambee Valley is close to Boambee, Coffs Harbour, Boambee East, Toormina, Karangi.
- What is the population of North Boambee Valley?
- The population of North Boambee Valley is approximately 2,318 (2021 Census). The median age is 52.
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Sources. House and unit medians from the NSW Valuer General, Land Victoria, the SA Government and the ABS; rents from the state rental bond authorities. Census from the ABS (2021), climate from the Bureau of Meteorology, hazard from Geoscience Australia, schools from ACARA and crime from state police open data. Each figure carries its source and date. How we source data
How we’re paid. The guides and this page are free. When a seller asks, we introduce one local agent, and the agent pays us a flat fee for the introduction, never a share of their commission; it costs the seller nothing. If a figure looks wrong, tell us and we’ll fix it.