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Suburb profile ·Tamworth Regional LGA · NSW ·2340

Garoo NSW 2340

Garoo is in Tamworth Regional LGA, NSW, postcode 2340, with population 93.

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.

$500/wk
Rising
+7.8% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2340 · Jun 2026
$500
$450
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
$500/wk
Rent context available
↑7.8%YoY D10 vs AU
Gross yield
—
Need rent + price
Population
93
93 local footprint
D4 vs AU
Schools
—
No matched school data
Drive to city
—
Not in commute dataset
Solar
9,803
562 added 12mo · 71MW

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$2,167
Median rent · wk$266

Trend & investor depth

Derived from this suburb's own price, rent and income history
Rent stabilitystable — rents vary ±2.3% 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 Garoo

Owner-occupied 74%Rented 26%
Investor activityATO
Negatively geared4.3%
1,357 of 3,490 landlords
Avg rental loss$6,534/yr
Landlords (rental income)3,490
Reported capital gains2,241
The read

Mixed owner-renter market

59% of homes here are owner-occupied and 21% rented, with 4% of landlords negatively geared.

Why it fits

A balanced 59% owner-occupier / 21% renter mix.

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
31%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $2,167/mo, while renters pay about $2,167/mo — owning runs $0/mo higher on these medians.

Household income · yr
$84K
Median rent · wk
$500
Owner mortgage · mo
$2,167

Household income

ABS Census · ATO
$84K household · yr+2.6% vs NSW suburb median
Personal
$38K
Family
$101K
Household
$84K
Household income distribution (ABS Census 2021 · weekly)
Under $300
0
$300-649
3
$650-999
0
$1,000-1,499
13
$1,500-1,999
3
$2,000-2,999
13
$3,000-3,999
0
$4,000+
4

At the median asking rent, about 44% of households here would spend more than 30% of income on rent (rent stress line: $1,667/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (39 households)
Owned outright
33%
Owned with mortgage
26%
Rented
21%
Dwelling structure25.6% of dwellings unoccupied on census night
Separate house
100%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 46% drive, 0% public transport, 0% walk or cycle, 29% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Crime April 2025 - March 2026
4,706
7,140 per 100k
D8 vs AU

Crime

lga
Rate · per 100k7,140
Total incidents4,706· April 2025 - March 2026
  • Assault1,21556%
  • Sexual Offences28513%
  • Robbery221%
  • Break And Enter66630%

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

Severe broad-area context

About 99.5% 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
Severe exposure ~99.5%
~99.5% of the suburb is Bush Fire Prone Land · ~8.0% 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 · Tamworth Surrounds SA2 area · 2022 base
19,360 people · 202220,797 by 2032 (+7.4%)

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

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

Garoo (postcode 2340) is a sparsely populated locality in New South Wales within the Tamworth Regional local government area. It is home to about 93 residents, with an established demographic and a median age of 40. Households earn a median income of $84K per year, with an average household size of 2.6 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 English, Australian, Scottish.

The current median weekly rent is $500. The median monthly mortgage repayment is $2,167.

Public transport access includes 19 bus stops. The crime rate in the Tamworth Regional LGA is moderate at 7,140 incidents per 100,000 population.

Market & money
InvestmentNSW
Mortgage · mth$2,167
Rent · wk(Census)$266
Market rent · wk(2026-06)$500
Property investors · Postcode 2340ATO
Negatively geared4.3%
1,357 of filers
Avg rental loss$6,534/yr
Landlords (rental income)3,490
Reported capital gains2,241
People & prosperity
DemographicsCensus 21
Population93
Median age40
Household size2.6
HH income · wk$1,624
Personal income · wk$725
Persons / bedroom0.7
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)9/10
Economic (IER)10/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,687 → $1,624
Change-3.7%
vs NSW median-24.3 pp
Median rent+24.9%
softeningvs NSW 2016–21
Top occupationsCensus
Managers24Labourers9Professionals8Community & Personal Service8Clerical & Administrative4
Top industriesCensus
Agriculture25Healthcare11Construction5Wholesale Trade3Accommodation & Food3
Top ancestryCensus
English43Australian38Scottish22German6Greek5
Area & amenity
TransportGTFS
Bus stops19
Hospitals · Tamworth Regional LGAAIHW
Public6
Private3
Barraba Multi Purpose Servicepublic
Manilla Hospitalpublic
Nepean Hospitalpublic
Tamworth Hospitalpublic
Tresillian Family Care Centre, Kingswoodpublic
Wentworth Psychiatric Servicespublic
+3 more in Tamworth Regional LGA
Aged care · Tamworth Regional LGAGEN
Facilities13
Residential places764
Tamworth Community Aged Care144 places
Bupa Tamworth106 places
Nazareth House Tamworth90 places
RFBI Moonbi Masonic Village - Jim Holm87 places
Heritage Kingswood77 places
RFBI Tamworth Masonic Village62 places
+7 more in Tamworth Regional LGA
Childcare · Tamworth Regional LGAACECQA
Services51
Approved places2,828
Exceeding NQS8
Bright Steps Academy Calala120 places
Poppins Bush School Pty Ltd118 places
South Year Round Care108 places
East Year Round Care105 places
Busy Bees at Tamworth102 places
Milestones Early Learning Centre90 places
+45 more in Tamworth Regional LGA
Nearby in Tamworth Regional LGA12
Hanging Rock$300K · 98Rushes Creek$570K · 98Gidley · 91Wallamore · 84Taminda$900K · 57Gowrie · 96Ogunbil$660K · 152Timbumburi$2.5M · 122Bithramere$675K · 163Tamworth$450K · 189Bective$1.0M · 194New Mexico · 59
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

Garoo is usable, but 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 · 19 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 Garoo 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.

Coverage is thinner on school matches, hospital coverage, population trend data, and building approvals; lean less on this one page and confirm those gaps elsewhere.

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

This page is useful for direction-setting, not closure. Use it to frame the locality, then confirm the story 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 Garoo feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.

Hanging Rock better covered
similar rent profile similar suburb scale better market coverage

pop same · adds house price coverage · rent -$250/wk

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

Detail Compare
Rushes Creek 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
Gidley most similar
similar rent profile similar suburb scale

pop same · rent -$250/wk

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare

Garoo FAQ

Common questions
  1. What LGA is Garoo in?

    Garoo is in the Tamworth Regional Local Government Area, NSW, postcode 2340. Council-level context for Tamworth Regional LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Garoo?

    The median weekly rent in Garoo is $500/wk, based on the current market rent dataset. The current rent signal is rent context available.

  3. What does the rent signal say about Garoo?

    Rent context available: Garoo 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 Garoo?

    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 Garoo 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.