Lower Acacia Creek is in Tenterfield LGA, NSW, postcode 2476, with population 36.
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.
Entry price sits in the lower-cost range for a first-pass screen.
The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.
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).
At 4.2%: $372/mo (-94) · at 6.2% (current): $465/mo · at 8.2%: $568/mo (+103)
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.
This suburb 1.4x · NSW median 11.7x — more affordable than the NSW typical
Nationally · more affordable to buy than 100% of AU suburbs
Building due diligence
The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.
About 69.5% of the suburb intersects mapped bushfire-prone land.
May affect: External construction · Roof and wall systems · Openings, screens and decks
Confirm the NCC climate zone used for the building design and energy provisions.
May affect: Insulation and glazing · Condensation control · Roof-space ventilation
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
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
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.
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.
ABS population projection (2022 base) for the Tenterfield SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.
Lower Acacia Creek is a quiet locality in New South Wales within the Tenterfield local government area (postcode 2476). With a population of 36, the suburb has a predominantly older resident base with a median age of 59. Households earn a median income of $68K per year, with an average household size of 1.9 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.0% 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 machinery operators & drivers, managers, community & personal service. Employment in the area leans toward healthcare and retail trade. The top ancestries reported are Australian, English, Irish.
Median house prices in Lower Acacia Creek sit at $95,000, little changed on a year ago. The median monthly mortgage repayment is $747.
The crime rate in the Tenterfield LGA is moderate at 4,562 incidents per 100,000 population.
Looking at the investment signals, Property prices sit below the state median ($95K/$1.5M), which can point to relative value. The price-to-income ratio of 1.4x is considered affordable. House prices have moved +0.0% year-on-year. Population growth of +1.0% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.
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Lower Acacia Creek 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.
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
Treat the rent field as missing until a market or plausible Census rent value is linked.
Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.
This page stays indexable because Lower Acacia Creek 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.
Small-population localities can still be worth checking, but rankings, comparisons, and broad suburb assumptions become noisier faster.
Coverage is thinner on school matches, hospital coverage, and transport stops; lean less on this one page and confirm those gaps elsewhere.
Start here for context, then open compare, the state hub, or larger nearby suburbs before treating this as a complete market decision.
This page remains visible, but it should be read as a locality brief rather than a full-confidence suburb profile.
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.
If Lower Acacia Creek feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.
pop same · house +$90K
Similar local read: useful for context, but still compare the actual market signals.
pop same · house +$142.5K · adds rent coverage
Better covered alternative: use this as the stronger reference point before judging the thin page.
Lower Acacia Creek is in the Tenterfield Local Government Area, NSW, postcode 2476. Council-level context for Tenterfield LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.
The current median house price in Lower Acacia Creek, NSW is $95K, based on the latest available sales data from state Valuers General offices and ABS Data by Region.
QuickProperty's investment signals for Lower Acacia Creek show: Below Median, Affordable, Stable. These are computed from price, rent, income, and population data — not an opaque score.
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.
Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.