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Suburb profile ·Armidale Regional LGA · NSW ·2350

Aberfoyle NSW 2350

Aberfoyle is in Armidale Regional LGA, NSW, postcode 2350, with population 121.

Limited data

Thin-context

The page is still useful for local context, but the evidence stack is too thin for a clean one-page call. Use nearby stronger suburbs or compare mode before treating it as a serious shortlist decision.

$470/wk
Rising
+10.6% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2350 · Jun 2026
$480
$392
Jun 2025Jun 2026
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.

See what’s missing → Compare suburb Run calculator
Median house
—
No local house series
Median rent
$470/wk
Rent context available
↑10.6%YoY D10 vs AU
Gross yield
—
Need rent + price
Population
121
121 local footprint
D5 vs AU
Schools
—
No matched school data
Drive to city
—
Not in commute dataset
Solar
5,084
408 added 12mo · 34MW

Price history

House and unit medians · ABS + state datasets
No price history available

Price series isn't recorded for this suburb. Census housing data is shown instead.

Median mortgage · mth$150
Median rent · wk$210

Trend & investor depth

Derived from this suburb's own price, rent and income history
Rent stabilitytypical — rents vary ±4.6% around trend (short window, 13 pts)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investor profile

Who invests in Aberfoyle

Owner-occupied 88%Rented 12%
Investor activityATO
Negatively geared4.4%
657 of 1,902 landlords
Avg rental loss$6,963/yr
Landlords (rental income)1,902
Reported capital gains1,551
The read

Owner-occupier stronghold

73% of homes here are owner-occupied and 10% rented, with 4% of landlords negatively geared.

Why it fits

73% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Affordability

Buying & renting · ABS Census + state data
21%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $150/mo, while renters pay about $2,037/mo — renting runs $1,887/mo higher on these medians.

Household income · yr
$117K
Median rent · wk
$470
Owner mortgage · mo
$150

Household income

ABS Census · ATO
$117K household · yr+42.1% vs NSW suburb median
Personal
$54K
Family
$160K
Household
$117K
Household income distribution (ABS Census 2021 · weekly)
Under $300
6
$300-649
0
$650-999
7
$1,000-1,499
4
$1,500-1,999
4
$2,000-2,999
3
$3,000-3,999
11
$4,000+
10

At the median asking rent, about 38% of households here would spend more than 30% of income on rent (rent stress line: $1,567/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (40 households)
Owned outright
45%
Owned with mortgage
28%
Rented
10%
Dwelling structure25.5% of dwellings unoccupied on census night
Separate house
100%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 44% drive, 0% public transport, 7% walk or cycle, 32% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Crime April 2025 - March 2026
1,693
5,711 per 100k
D7 vs AU

Crime

lga
Rate · per 100k5,711
Total incidents1,693· April 2025 - March 2026
  • Assault47053%
  • Sexual Offences14416%
  • Robbery71%
  • Break And Enter26330%

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

High broad-area context

About 45.0% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
High exposure ~45.0%
~45.0% of the suburb is Bush Fire Prone Land · ~29.3% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Primary Production
Rural / Green wedge 100%

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Armidale Surrounds - North SA2 area · 2022 base
4,553 people · 20224,698 by 2032 (+3.2%)

ABS population projection (2022 base) for the Armidale Surrounds - North SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Aberfoyle NSW — Property Data and Demographics

Located in New South Wales within the Armidale Regional local government area, Aberfoyle is a sparsely populated locality (postcode 2350). It is home to about 121 residents, with a blend of families and working-age professionals and a median age of 37. Households earn a median income of $117K per year, with an average household size of 2.9 people. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are managers, labourers, professionals. Employment in the area leans toward agriculture and healthcare. The top ancestries reported are Australian, English, Scottish.

The current median weekly rent is $470. The median monthly mortgage repayment is $150.

Public transport access includes 9 bus stops. The crime rate in the Armidale Regional LGA is moderate at 5,711 incidents per 100,000 population.

Market & money
InvestmentNSW
Mortgage · mth$150
Rent · wk(Census)$210
Market rent · wk(2026-06)$470
Property investors · Postcode 2350ATO
Negatively geared4.4%
657 of filers
Avg rental loss$6,963/yr
Landlords (rental income)1,902
Reported capital gains1,551
People & prosperity
DemographicsCensus 21
Population121
Median age37
Household size2.9
HH income · wk$2,250
Personal income · wk$1,041
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)9/10
Education (IEO)8/10
Economic (IER)8/10
Disadvantage (IRSD)8/10
Income momentumCensus 16→21
HH income · wk$1,812 → $2,250
Change+24.2%
vs NSW median+3.6 pp
Median rent+320%
stablevs NSW 2016–21
Top occupationsCensus
Managers39Labourers8Professionals7Technicians & Trades4Sales4
Top industriesCensus
Agriculture45Healthcare6Education5Manufacturing3Wholesale Trade3
Top ancestryCensus
Australian56English51Scottish29Irish25German6
Area & amenity
TransportGTFS
Bus stops9
Hospitals · Armidale Regional LGAAIHW
Public2
Private1
Armidale Hospitalpublic
Guyra Multi Purpose Servicepublic
Armidale Private Hospitalprivate
Aged care · Armidale Regional LGAGEN
Facilities6
Residential places291
Bupa Armidale66 places
Uniting Autumn Lodge Butler Street64 places
RFBI Armidale Masonic Village62 places
Uniting Autumn Lodge Glass Street50 places
Kolora Aged Care32 places
Guyra Multi-Purpose Service17 places
Childcare · Armidale Regional LGAACECQA
Services23
Approved places1,142
Exceeding NQS6
Wholechild Early Learning Armidale128 places
LITTLE SAPLINGS EEC ARMIDALE PTY LTD113 places
Milestones Early Learning Armidale90 places
Minimbah Preschool and Primary School Aboriginal Corporation75 places
TG's Child Care - Armidale75 places
TG's Child Care - Kirkwood Street66 places
+17 more in Armidale Regional LGA
Nearby in Armidale Regional LGA12
Dangarsleigh$900K · 120Metz$850K · 117Wollomombi$250K · 119Ebor$398K · 149Castle Doyle$900K · 150Ben Lomond$330K · 135Wandsworth · 107Thalgarrah$1.7M · 166Llangothlin · 104Dumaresq$437K · 80Lower Creek$1.1M · 66Hillgrove · 174
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

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Current status
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Sources & freshness
Usable evidence

Aberfoyle is usable as a read, though it still needs cross-checking.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Missing
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 9 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · No linked annual population growth series
stable source · automated · every update · annual
Missing
Building approvals
ABS Building Approvals · No linked approvals series
stable source · automated · every update · monthly
Missing
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Sparse locality note

This page stays indexable because Aberfoyle is a real locality with enough context to be directionally useful. The tradeoff is that coverage is lighter than a stronger suburb profile, so the read should stay cautious.

WHY IT LOOKS LIGHTER
This is a real locality, but it has a very small Census footprint.

Small-population localities can still be worth checking, but rankings, comparisons, and broad suburb assumptions become noisier faster.

WHAT IS MISSING
Coverage is lighter across school matches, hospital coverage, population trend data, and building approvals.

The lighter areas here are school matches, hospital coverage, population trend data, and building approvals, so a single-page read should carry less weight than usual.

BEST NEXT STEP
Use this page to understand the locality shape, then compare outward.

Use it for context first, then move to compare, the state hub, or a larger nearby suburb before calling it a full market decision.

Page status
INDEXED WITH LIGHTER COVERAGE

This page remains visible, but it should be read as a locality brief rather than a full-confidence suburb profile.

HOW TO READ THIS PAGE

Use this page to set direction, not to close a decision — frame the locality here, then confirm with compare, stronger nearby suburbs, and the state hub.

Next step path
COMPARE OR CHECK NEARBY Open NSW hub Browse rankings
Stronger nearby reads

If Aberfoyle feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.

Dangarsleigh better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$220/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare
Metz better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$227/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare
Wollomombi better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$310/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare

Aberfoyle FAQ

Common questions
  1. What LGA is Aberfoyle in?

    Aberfoyle is in the Armidale Regional Local Government Area, NSW, postcode 2350. Council-level context for Armidale Regional LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Aberfoyle?

    The median weekly rent in Aberfoyle is $470/wk, based on the current market rent dataset. The current rent signal is rent context available.

  3. What does the rent signal say about Aberfoyle?

    Rent context available: Aberfoyle has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  4. Where does QuickProperty get its data for Aberfoyle?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  5. How often is the Aberfoyle data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.