Coolamon Shire Council
New South Wales
Good to Know
Coolamon, NSW is a growth-oriented house market in the Coolamon area, currently positioned as a long-hold capital growth submarket. Home to roughly 4,385 adults across 1,649 dwellings, the market shows a vacancy rate of 1.01%.
According to HtAG Analytics, Coolamon is exhibiting generally balanced supply and steady demand. Stock on Market sits at 0.59% and Inventory at 2.25 months — both inside the balanced band around the ~3-month threshold — driving +15.2% YoY price growth alongside +0.7% YoY rent growth.
What the market data is signalling
Coolamon’s house market is showing strong capital appreciation: typical price is $699,847 with +15.2% 1-year price growth, while rents have risen only +0.7% over the same period. That divergence — rising prices with muted rent growth — compresses yields but hasn’t pushed gross yield below the recommended floor: yield sits at 3.11%.
Supply metrics are inside balanced bands: Stock on Market is 0.59% and Inventory is 2.25 months, which supports continued price momentum if demand persists. For a visual view of where this sits in the cycle, see the Markets in the Moment (MiM™) heatmap.
Who lives in Coolamon — and why it matters for investors
Coolamon’s IRSAD of 967 sits above minimum-recommended thresholds and indicates a modest socioeconomic advantage that can reduce downside volatility compared with lower-index pockets. The Renter/Owner split is 18.0% (neutral), while the Units/Houses ratio is 0.0% (opportune for land-led housing demand), which points to a market dominated by houses rather than rental-concentrated unit blocks. See our IRSAD Crossover study for how these patterns influence longer-term growth.
Why suburb-level data matters for Coolamon
Council or LGA averages can blur pockets of strong performance — the decision should rest on Coolamon’s own suburb-level metrics. In Coolamon the typical house price is $699,847, gross yield is 3.11%, Stock on Market is 0.59%, Inventory is 2.25 months and days-on-market are 91 days (an unfavourable reading for transaction speed). Local figures like these reveal the real trade-offs an investor faces. Read more in our LGA vs Suburb research.
Get the full Coolamon data guide for downloadable charts and the complete metric set.
What's behind the RCS™ score of 74
HtAG’s RCS™ score of 74 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite to help match markets to strategy. Digging into the sub-scores matters because the overall number can mask trade-offs between cashflow and growth. Learn how the RCS™ is built.
To interrogate Coolamon’s sub-scores and time horizons, open Coolamon in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.01%: a sustained vacancy around this balanced level for 12–24 months will generally limit upside pressure on rents but keep leasing outcomes stable.
The building approvals ratio — currently 1.7%: a neutral BA ratio at this level suggests construction activity is present but not so high as to flood the market; watch for rises above the balanced band that would add future supply risk.
The Sydney cycle phase: a material shift in the Sydney cycle (slowing or accelerating) would influence regional price momentum, financing conditions and investor demand that can flow through to Coolamon.
Does this area meet your investment goals?
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RCS Breakdown
Coolamon 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.
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Critical to know
Market Trends
Coolamon Shire Council's headline values — $699K to buy and $418PW to rent, a 3.1% gross yield. Over the past decade, prices have moved 162.73% and rents 60.77% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$699K 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.
$418PW today, with rent growth at (+0.72% YoY) compared to price growth (+15.21%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Coolamon Shire Council in its cycle - and is the 3.1% 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 Coolamon Shire Council's long-hold story?
Beyond the headline price, Coolamon 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
Coolamon 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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Fundamentals
Coolamon 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 Coolamon 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 Coolamon 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 Coolamon 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
Coolamon 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 Coolamon 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 Coolamon 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
Coolamon 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 Coolamon Shire Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.