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Suburb profile ·Goulburn Mulwaree LGA · NSW ·2580

Goulburn NSW 2580

Goulburn is in Goulburn Mulwaree LGA, NSW, postcode 2580, with population 23,963.

The read

Livability-led

The page has enough signal to be useful, but the story is mixed rather than decisive. Use compare mode to pressure-test it against stronger nearby options, then use the calculator if it still makes the shortlist.

$515/wk
Rising
+5.1% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2580 · Jun 2026
$520
$480
Jun 2025Jun 2026
Why it fits

Population scale is large enough to avoid reading this as a tiny locality only. School coverage gives the page a stronger family/livability signal. Transport coverage adds a practical access signal.

Read full evidence → Compare suburb Run calculator
Median house
$704K
House median, latest period
↑6.6%YoY D4 vs AU
Median rent
$515/wk
Income-stretched rent market
↑5.1%YoY D10 vs AU
Gross yield
3.8%
Below investor band
D10 vs AU
Population
23,963
24K local footprint
D10 vs AU
Schools
14
Matched school context
D10 vs AU
Drive to city
2h 24m
195.1 km to Sydney CBD · free-flow
Solar
5,567
346 added 12mo · 40MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2005Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+4.0%
5-yr
+6.2%
10-yr
+6.6%
Affordability trajectoryWorsening
Price
+10.3%/yr
Income
+4.3%/yr

Growth in median price vs median household income — worsening — prices outgrowing incomes.

Indicative cashflow-$306/wk (-$15,934/yr) · interest-only @ 6.4%, 80% LVR
Market turnover3.4% of homes traded/yr (356 sales · -39% vs 3-yr avg)
Rent stabilitystable — rents vary ±1.6% around trend (short window, 13 pts)
Value vs advantage+0% vs suburbs of similar SEIFA advantage (decile 3)

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).

Investment grade

Composite · growth · yield · stability
Cgrade · 50/100 · top 50% of 3,604AU suburbs
Peer distributionstronger than 50% of AU suburbs
WeakerTypicalStronger
Capital growth22
Rental yield75
Stability38
Volatility-11.6ppCycle-2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Goulburn

Owner-occupied 65%Rented 35%
Investor activityATO
Negatively geared4.6%
831 of 1,974 landlords
Avg rental loss$7,670/yr
Landlords (rental income)1,974
Reported capital gains1,154
Investor exposure index(moderate vs national)63.7/100
The read

Mixed owner-renter market

63% of homes here are owner-occupied and 34% rented, with 5% of landlords negatively geared.

Why it fits

A balanced 63% owner-occupier / 34% renter mix.

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

Mortgage affordability

RBA rate · ABS Census 2021 household income
57%
of household income to service a new loan
12.8 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $3,447/mo vs median rent $2,232/mo (+54% · +$280/wk)

If rates move

At 4.2%: $2,752/mo (-695) · at 6.2% (current): $3,447/mo · at 8.2%: $4,208/mo (+761)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
9.6x
median home price as a multiple of annual household income
Moderate
Renting
37%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $1,625/mo, while renters pay about $2,232/mo — renting runs $607/mo higher on these medians.

Median price
$704K
Household income · yr
$73K
Median rent · wk
$515
Owner mortgage · mo
$1,625
Gross yield
3.8%

Household income

ABS Census · ATO
$73K household · yr-11.2% vs NSW suburb median
Personal
$39K
Family
$99K
Household
$73K
Household income distribution (ABS Census 2021 · weekly)21% could service the median house
Under $300
355
$300-649
1,559
$650-999
1,280
$1,000-1,499
1,417
$1,500-1,999
1,054
$2,000-2,999
1,680
$3,000-3,999
786
$4,000+
555

Serviceability line: a household needs about $2,652/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 59% of households here would spend more than 30% of income on rent (rent stress line: $1,717/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$48K → $57K

Housing stock and tenure

ABS Census 2021
Tenure (9,283 households)6.7% social housing
Owned outright
33%
Owned with mortgage
30%
Rented
34%
Dwelling structure8.6% of dwellings unoccupied on census night
Separate house
84%
Townhouse / semi
11%
Flat / apartment
4%

Getting to work: 85% drive, 0% public transport, 4% walk or cycle, 8% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total14
Avg ICSEA964
Students4,294
Catholic2
Government10
Independent2
  • Goulburn Public SchoolPrimary · Government · ICSEA 896
  • Goulburn East Public SchoolPrimary · Government · ICSEA 966
  • Goulburn South Public SchoolPrimary · Government · ICSEA 905
  • Windellama Public SchoolPrimary · Government · ICSEA 905
  • Goulburn West Public SchoolPrimary · Government · ICSEA 978
  • Bradfordville Public SchoolPrimary · Government · ICSEA 951

Livability

OSM · GTFS · schools + hospitals
99/ 100 livability index

Top 1% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 99% of Australian suburbs
WeakerTypicalStronger
Everyday access94
Public transport (253 stops)100
Schools & hospitals100

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
1,214
3,666 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,666
Total incidents1,214· April 2025 - March 2026
  • Assault36166%
  • Sexual Offences8616%
  • Robbery20%
  • Break And Enter10118%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

76.9%

Suburb share of occupied private dwellings recorded as separate houses.

Near the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

31.3%

Broad suburb sampling only; the property zoning and overlays can differ.

11.0 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

34.0%

Demand context only; it does not establish permission to rent a secondary dwelling.

8.1 pp above the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Goulburn unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Goulburn, NSW 2580 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

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 50.9% 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 ~50.9%
~50.9% of the suburb is Bush Fire Prone Land · ~14.0% 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 General Residential
Residential 29% Other 22% Public / Open space 22% Rural / Green wedge 20% Industrial 4% Commercial / Mixed 3%
Residential density: Low

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 · Goulburn SA2 area · 2022 base
24,840 people · 202228,317 by 2032 (+14.0%)

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

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

Goulburn (postcode 2580) is a sizeable suburb in New South Wales within the Goulburn Mulwaree local government area. It is home to about 23,963 residents, with an established family demographic and a median age of 40. Households earn a median income of $73K per year, with an average household size of 2.3 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.3% year-on-year at the LGA level. 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 community & personal service, professionals, technicians & trades. Employment in the area leans toward healthcare and public admin & safety. The top ancestries reported are Australian, English, Irish.

The median house price in Goulburn is $704,000, having posted strong gains by 6.6% over the past year. Units have a median price of $600,000 (+12.7% YoY). The current median weekly rent is $515. This gives a gross rental yield of approximately 3.8%. The median monthly mortgage repayment is $1,625.

Goulburn is served by 14 schools, including 9 primary, 3 secondary, 1 combined, 1 special. The average ICSEA score is 964, which is around the national average of 1,000. Public transport access includes 253 bus stops. Healthcare facilities include 3 public hospitals. The crime rate in the Goulburn Mulwaree LGA is below average at 3,666 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 3.8% (moderate yield). Property prices sit below the state median ($704K/$1.5M), which can point to relative value. The price-to-income ratio of 9.6x is considered moderate. House prices have moved +6.6% year-on-year. Population growth of +1.3% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield3.8%· Moderate Yield
Price vs State$704K/$1.5M↑ Below Median
Affordability9.6x· Moderate
Price Momentum+6.6%↑ Rising
Pop. Growth+1.3%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$1,625
Rent · wk(Census)$320
Market rent · wk(2026-06)$515
Gross yield2.4%
Price / income9.6x
Sales vol (latest Q)(2026-Q2)56
Population growth · Goulburn Mulwaree LGAABS ERP
Population (2025)33,746
5-year growth+1.1% CAGR
YoY change+1.3%
20012025
Development · Goulburn Mulwaree LGAABS Approvals
Approvals (2026)309
Houses 42%Units 58%
YoY change+0%
Employment · Goulburn Mulwaree LGASALM
Unemployment (Dec-25)3.3%
YoY change-0.3pp
Dec-10Dec-25
Property investors · Postcode 2580ATO
Negatively geared4.6%
831 of filers
Avg rental loss$7,670/yr
Landlords (rental income)1,974
Reported capital gains1,154
People & prosperity
DemographicsCensus 21
Population23,963
Median age40
Household size2.3
HH income · wk$1,405
Personal income · wk$747
Persons / bedroom0.7
IncomeATO 22-23
Median income$57,061
Mean income$65,223
Earners15,044
YoY change+5.3%
SEIFA indexABS
Advantage (IRSAD)3/10
Education (IEO)3/10
Economic (IER)2/10
Disadvantage (IRSD)3/10
Income momentumCensus 16→21
HH income · wk$1,155 → $1,405
Change+21.6%
vs NSW median+1 pp
Median rent+23.1%
stablevs NSW 2016–21
Top occupationsCensus
Community & Personal Service1,719Professionals1,605Technicians & Trades1,532Labourers1,342Clerical & Administrative1,205
Top industriesCensus
Healthcare1,834Public Admin & Safety1,171Retail Trade1,119Construction1,045Accommodation & Food813
Top ancestryCensus
Australian9,889English9,865Irish3,129Scottish2,374Aboriginal Australian1,110
Area & amenity
Local amenitiesOSM
Supermarkets3
Pharmacies2
GP / clinics5
Fuel stations13
Cafes & dining40
aldi1
coles1
woolworths1
TransportGTFS
Bus stops253
Hospitals · Goulburn Mulwaree LGAAIHW
Public3
Private0
Bourke Street Health Servicepublic · in suburb
Goulburn Base Hospitalpublic · in suburb
Kenmore Hospitalpublic · in suburb
Aged care · Goulburn Mulwaree LGAGEN
Facilities5
Residential places341
Warrigal Care Goulburn165 places · in suburb
Gill Waminda Aged Care Plus Centre103 places · in suburb
RFBI Goulburn Masonic Village43 places · in suburb
Southern Cross Care Tenison Goulburn Residential Aged Care30 places · in suburb
BaptistCare at home-Illawarra & Southern HighlandsShort-Term Restorative Care (STRC) · in suburb
Childcare · Goulburn Mulwaree LGAACECQA
Services21
Approved places971
Exceeding NQS2
Imaginations Early Education96 places · in suburb
Goodstart Early Learning Goulburn76 places · in suburb
Lilac Early Learning Goulburn North76 places · in suburb
SDN Lady McKell Children's Education and Care Centre73 places · in suburb
Reynolds Street Community Preschool 0-570 places · in suburb
Romp And Stomp OSHC60 places · in suburb
+15 more in Goulburn Mulwaree LGA
Nearby in Goulburn Mulwaree LGA12
Lake Bathurst$700K · 218Marulan$815K · 1,428Tarago$699K · 510Windellama$703K · 417Bungonia$850K · 469Boxers Creek$525K · 259Oallen$630K · 145Tallong$940K · 914Yarra$924K · 138Towrang$490K · 161Wollogorang$470K · 49Middle Arm$1.1M · 377
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Goulburn has enough direct local evidence for a first-pass decision.

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 · 2026-Q2 · 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
Available
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 · 14 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 3 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 253 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
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.

Goulburn FAQ

Common questions
  1. What LGA is Goulburn in?

    Goulburn is in the Goulburn Mulwaree Local Government Area, NSW, postcode 2580. Council-level context for Goulburn Mulwaree LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Goulburn?

    The current median house price in Goulburn, NSW is $704K, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Goulburn?

    The median weekly rent in Goulburn is $515/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Goulburn?

    Income-stretched rent market: Weekly rent screens at about 47% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Goulburn a good investment?

    QuickProperty's investment signals for Goulburn show: Moderate Yield, Below Median, Moderate. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Goulburn?

    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.

  7. How often is the Goulburn 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.