Cootamundra Gundagai Regional Council
New South Wales
Good to Know
Cootamundra-Gundagai Regional Council is an affordable house market in the Cootamundra-Gundagai Regional Council area, currently positioned as a opportune supply-driven rental market. Located in regional NSW, it is home to roughly 11,403 adults across 6,760 dwellings, with a vacancy rate of 0.35%.
According to HtAG Analytics, Cootamundra-Gundagai Regional Council is exhibiting tight supply and strong rental demand. Stock on Market sits at 0.16% and Inventory at 2.56 months — just under the ~3-month balanced-market threshold — driving +9.1% 1-year price growth and +9.8% 1-year rent growth.
What the market data is signalling
Cootamundra-Gundagai Regional Council shows stronger rental momentum than capital appreciation over the last 12 months: rents rose 9.8% versus prices at 9.1%. Low advertised supply — Stock on Market is 0.16% — together with a very low vacancy rate of 0.35% points to rental-led pressure that supports yields and tenant demand. For a visual of where this sits in the national context see the Markets in the Moment (MiM™) heatmap.
Who lives in Cootamundra-Gundagai Regional Council — and why it matters for investors
The IRSAD decile is 3, indicating lower relative socio-economic advantage and a population mix that can increase sensitivity to economic swings; the renter/owner split is neutral at 21%. A low units/houses ratio of 5% shows this LGA is overwhelmingly house-based, which affects supply flexibility and resale markets. See the IRSAD Crossover study for how socio-economic composition can influence growth and volatility.
Why Cootamundra-Gundagai Regional Council is a screening layer, not a final answer
Council-level averages blend many different towns and pockets; they are a useful screen but can hide local micro-markets. Base your decisions on the LGA's own metrics: the typical house price is $541,892, indicative gross yield is 4.16%, Stock on Market is 0.16%, Inventory is 2.56 months and days on market are 71. These suburb-level style metrics give a clearer read on cashflow and downside risk than a high-level summary. Read more in our LGA vs Suburb research.
What's behind the RCS™ score of 44
The HtAG RCS™ composite score of 44 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one headline rating. Drill into the sub-scores to match the market's profile to your investment strategy; learn more about how the RCS™ is built.
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Forward signals to watch
vacancy rate — currently 0.35%: sustained ultra-low vacancy generally implies continued upward pressure on rents and fewer tenant options over the next 12–24 months.
building approvals ratio — currently 0.28%: limited approvals point to constrained future supply, which supports rental and price momentum if demand persists.
Sydney cycle phase: any city-wide shift in Sydney’s cycle would filter to regional NSW via migration, commuter demand and investment flows — a Sydney upswing would tend to boost regional demand, while a downturn could reduce investor appetite and slow local momentum.
Does this area meet your investment goals?
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RCS Breakdown
Cootamundra Gundagai Regional 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
Cootamundra Gundagai Regional Council's headline values — $541K to buy and $433PW to rent, a 4.15% gross yield. Over the past decade, prices have moved 121.38% and rents 72.33% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$541K 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.
$433PW today, with rent growth at (+9.82% YoY) compared to price growth (+9.12%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Cootamundra Gundagai Regional Council in its cycle - and is the 4.15% 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 Cootamundra Gundagai Regional Council's long-hold story?
Beyond the headline price, Cootamundra Gundagai Regional 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
Cootamundra Gundagai Regional 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
Cootamundra Gundagai Regional 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 Cootamundra Gundagai Regional 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 Cootamundra Gundagai Regional 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 Cootamundra Gundagai Regional 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
Cootamundra Gundagai Regional 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 Cootamundra Gundagai Regional 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 Cootamundra Gundagai Regional 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
Cootamundra Gundagai Regional 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 Cootamundra Gundagai Regional Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.