Clarence Valley Council
New South Wales
Good to Know
Clarence Valley NSW is a balanced house market in the Clarence Valley NSW area, currently positioned as a steady regional screening market. It is home to roughly 54,115 adult residents across 32,116 dwellings, with a vacancy rate of 1.01%.
According to HtAG Analytics, Clarence Valley NSW is exhibiting broadly balanced supply and demand. Stock on Market sits at 0.73% and Inventory at 2.6 months — broadly in line with the ~3-month balanced-market threshold — driving +6.1% YoY price growth and +4.2% YoY rent growth.
What the market data is signalling
Price growth of +6.1% outpacing rent growth of +4.2% suggests recent momentum has been tilted toward capital gains, while a gross yield of 4.32% remains above the 3% minimum many investors target. Supply indicators — vacancy at 1.01%, Stock on Market 0.73% and Inventory 2.6 months — point to a market that is neither overheated nor oversupplied.
Look at the Markets in the Moment (MiM™) heatmap to see how these momentum signals map across comparable regional areas.
Who lives in Clarence Valley NSW — and why it matters for investors
Clarence Valley NSW records an IRSAD of 925, just below the 927 benchmark, which can indicate a more constrained socio‑economic profile and historically greater sensitivity to economic shocks. The renter/owner split is a neutral 24.0%, while the units/houses ratio is an opportune 10.0% — a composition that matters for volatility and tenant demand patterns.
Read our IRSAD Crossover study to understand how socio‑economic crossover points influence long‑cycle growth outcomes.
Why Clarence Valley NSW is a screening layer, not a final answer
LGA‑level averages mask very different pockets inside the council. Decisions should rely on granular suburb‑level metrics rather than treating the entire Clarence Valley NSW as uniform. At the LGA scale you can see useful headline metrics — typical price $662,395, gross yield 4.32%, Stock on Market 0.73%, Inventory 2.6 months and days on market 33 days — but these figures are a starting point for deeper, street‑level due diligence.
See our approach in LGA vs Suburb research when you next screen Clarence Valley NSW.
What's behind the RCS™ score of 34
The HtAG RCS™ overall score of 34 bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one composite. Each dimension can tell a different story for strategy; for example, solid yields and short days on market may support cashflow strategies even where the composite score is modest.
Learn how the RCS™ is built, then open Clarence Valley NSW in HtAG Copilot to review the sub‑score breakdown against your investment objectives.
Forward signals to watch
The vacancy rate — currently 1.01%: a sustained vacancy rate around this balanced level typically supports steady rental growth; a persistent fall below 1% would place upward pressure on rents over a 12–24 month window.
The building approvals ratio — currently 0.66%: this neutral reading shows modest new supply relative to the stock base; large increases toward or above the high band would be a forward supply signal to watch.
The wider Sydney cycle phase: a city‑wide shift in Sydney’s cycle (upturn, peak or downturn) can alter capital‑growth momentum in regional LGAs like Clarence Valley NSW — an upturn in the metro cycle often supports regional demand, while a downturn can slow local price appreciation.
Does this area meet your investment goals?
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RCS Breakdown
Clarence Valley Council's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Clarence Valley Council's headline values — $662K to buy and $550PW to rent, a 4.31% gross yield. Over the past decade, prices have moved 106.02% and rents 77.42% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$662K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$550PW today, with rent growth at (+4.17% YoY) compared to price growth (+6.12%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Clarence Valley Council in its cycle - and is the 4.31% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Clarence Valley Council's long-hold story?
Beyond the headline price, Clarence Valley Council carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Clarence Valley Council's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Clarence Valley Council can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Clarence Valley Council genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Clarence Valley Council prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Clarence Valley Council - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Clarence Valley Council looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Clarence Valley Council's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Clarence Valley Council has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Clarence Valley Council shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Clarence Valley Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.