Broken Hill, NSW 2880
Broken Hill City Council, New South Wales
Good to Know
Broken Hill, NSW 2880 is an affordable, high-yielding house market in the Broken Hill area, located in far-west New South Wales and home to roughly 17,706 adults across 11,448 dwellings. The current vacancy rate sits at 1.18%.
According to HtAG Analytics, Broken Hill is exhibiting tight supply conditions. Stock on Market sits at 0.24% and Inventory at 1.53 months — well below the ~3-month balanced-market threshold — driving +14.0% YoY price growth and +2.7% YoY rent growth.
What the market data is signalling
Broken Hill shows strong capital momentum: 1-year price growth is +14.0% while 1-year rent growth is a more modest +2.7%, so prices are outpacing rents. At the same time gross yield is high at 7.27%, and supply measures are very tight — Stock on Market is 0.24% and Inventory is 1.53 months — supporting seller strength and upward price pressure. For a live view of where this sits in the national context, see the Markets in the Moment (MiM™) heatmap.
Who lives in Broken Hill — and why it matters for investors
Broken Hill has an adult population of 17,706 with 11,448 dwellings. The area’s IRSAD is 904, which sits below the recommended threshold and signals lower relative socioeconomic advantage; that can mean different demand drivers and greater sensitivity to local employment shifts. Renter/Owner mix is neutral at 24.0%, and the Units/Houses ratio is very low at 1.0%, indicating a predominantly house-based market. Read the IRSAD Crossover study to understand how socioeconomic context affects volatility and long-cycle growth.
Why suburb-level data matters for Broken Hill
Suburb-level metrics tell the true story for Broken Hill: the typical house price is $274,072, gross yield is 7.27%, Stock on Market is 0.24%, Inventory is 1.53 months, and median days on market is 33 days. Council or LGA averages can mask pockets like this, so decisions should rest on Broken Hill’s own data rather than broader aggregates. See our methodology note in LGA vs Suburb research.
Download the full Broken Hill data guide for the complete dataset and charts.
What's behind the RCS™ score of 95
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite so you can quickly screen markets. Broken Hill’s overall RCS™ of 95 reflects a combination of strong recent price growth, high yields and tight supply; however, the sub-score breakdown matters when matching the suburb to strategy (capital growth vs cashflow vs risk). Learn more about how the RCS™ is built. To explore the full metric breakdown, open Broken Hill in HtAG Copilot.
Forward signals to watch
vacancy rate — currently 1.18%: a neutral vacancy suggests the rental market is balanced; sustained falls below 1% would tighten rents further, while rises above ~3.5% would relieve rental pressure over 12–24 months.
building approvals ratio — currently 0.0%: essentially no new approvals; continued very low BA activity points to constrained new supply that can magnify price upside if demand holds.
Sydney cycle phase: a city-wide cycle shift in Sydney can influence financing conditions, investor sentiment and capital flows nationally; if major-city momentum slows, regional markets like Broken Hill may feel downstream effects in demand and price growth timing.
Does this area meet your investment goals?
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RCS Breakdown
Broken Hill'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
Broken Hill's headline values — $274K to buy and $383PW to rent, a 7.26% gross yield. Over the past decade, prices have moved 88.61% and rents 55.06% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$274K 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.
$383PW today, with rent growth at (+2.68% YoY) compared to price growth (+13.99%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Broken Hill in its cycle - and is the 7.26% 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 Broken Hill's long-hold story?
Beyond the headline price, Broken Hill 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
Broken Hill'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
Broken Hill 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 Broken Hill 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 Broken Hill 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 Broken Hill - 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
Broken Hill 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 Broken Hill'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 Broken Hill 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
Broken Hill 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 Broken Hill has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Broken Hill 2880 NSW is 14,694, with a median age of 44. Of those, 37.87% are married, 14.86% are divorced or separated, 39.06% are single and 8.18% are widowed.
The average household size is 2.2 people per dwelling, and the median household monthly income is estimated to be $6,508. The median monthly mortgage repayment for households in this suburb is $867 which is 13.32% of their earnings.
Source: ABS Census Data (2021)