Narrandera Shire Council
New South Wales
Good to Know
Narrandera Shire Council is an affordable house market in the Narrandera Shire Council area, currently positioned as a capital-growth submarket. It is home to roughly 5,698 adults across 3,494 dwellings, with a recorded vacancy rate of 1.44%.
According to HtAG Analytics, Narrandera Shire Council is exhibiting supply-constrained demand. Stock on Market sits at 0.08% and Inventory at 1.49 months — well below the ~3-month balanced-market threshold — driving +12.9% YoY price growth and +6.5% YoY rent growth.
What the market data is signalling
Narrandera Shire Council shows a clear imbalance between demand and available stock: very low Stock on Market (0.08%) and short Inventory (1.49 months) are consistent with upward pressure on prices. Price growth of +12.9% over 12 months outpaces rent growth of +6.5%. Together these signals point to a market where capital gains are leading but rental returns remain respectable (4.58% gross yield).
For a quick visual of how this market sits within national momentum, see the Markets in the Moment (MiM™) heatmap.
Who lives in Narrandera Shire Council — and why it matters for investors
Narrandera Shire Council records an IRSAD decile of 3, indicating lower relative socio-economic advantage. That affordability supports tenant demand but can increase sensitivity to local employment and service changes. The renter/owner split is 24% (neutral), so rental demand is present but owner-occupation still dominates.
Understanding these demographic drivers can help predict volatility and long-cycle potential; read the IRSAD Crossover study for more on how socio-economic position influences market behaviour.
Why Narrandera Shire Council is a screening layer, not a final answer
Council-level averages like those shown here are useful to screen opportunity but can mask very different pockets inside the LGA. For example, Narrandera Shire Council shows a typical house price of $463,651, a gross yield of 4.58%, Stock on Market at 0.08%, Inventory at 1.49 months and median days on market of 69 days — all metrics you should weigh at the suburb- or street-level before buying.
Use council metrics as an initial filter, then validate with finer-grain suburb and street data; see our methodology note in LGA vs Suburb research.
What's behind the RCS™ score of 64
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite so you can compare markets quickly. An overall score of 64 indicates a moderate-to-favourable balance between growth opportunity and risk, but the sub-score breakdown matters when matching a property to a strategy.
Learn more about how the RCS™ is built, then open Narrandera Shire Council in HtAG Copilot to inspect the full sub-score split and scenario testing.
Forward signals to watch
The vacancy rate — currently 1.44%: a sustained neutral vacancy around this level typically supports steady rent growth without the acute shortages that push yields dramatically higher; monitor for falls below 1% or rises above 3.5%.
The building approvals ratio — currently 0.46%: this neutral reading suggests modest new supply relative to stock; a sustained increase in approvals would ease tightness over 12–36 months, while a drop would tighten supply further.
The wider Sydney cycle phase: shifts in the capital-city cycle can alter investor sentiment and finance conditions that flow to regional markets — an expansionary phase in Sydney would likely lift regional momentum, while a statewide slowdown could temper local price acceleration.
Does this area meet your investment goals?
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RCS Breakdown
Narrandera Shire 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.
starter
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Critical to know
Market Trends
Narrandera Shire Council's headline values — $463K to buy and $408PW to rent, a 4.57% gross yield. Over the past decade, prices have moved 123.63% and rents 81.86% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$463K 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.
$408PW today, with rent growth at (+6.48% YoY) compared to price growth (+12.87%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Narrandera Shire Council in its cycle - and is the 4.57% 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 Narrandera Shire Council's long-hold story?
Beyond the headline price, Narrandera Shire 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
Narrandera Shire 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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Critical to know
Fundamentals
Narrandera Shire 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 Narrandera Shire 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 Narrandera Shire 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 Narrandera Shire 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
Narrandera Shire 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 Narrandera Shire 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 Narrandera Shire 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
Narrandera Shire 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 Narrandera Shire Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.