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Suburb profile ·Muswellbrook LGA · NSW ·2333

Muswellbrook NSW 2333

Muswellbrook is in Muswellbrook LGA, NSW, postcode 2333, with population 12,272.

The read

Growth-momentum

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.

$550/wk
Rising
+12.2% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2333 · Jun 2026
$578
$480
Jun 2025Jun 2026
Why it fits

Recent price movement shows visible market momentum. 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
$665K
House median, latest period
↑15.7%YoY D3 vs AU
Median rent
$550/wk
Income-stretched rent market
↑12.2%YoY D10 vs AU
Gross yield
4.3%
Moderate yield band
D10 vs AU
Population
12,272
12K local footprint
D10 vs AU
Schools
6
Matched school context
D10 vs AU
Drive to city
3h 29m
269.3 km to Sydney CBD · free-flow
Solar
2,379
145 added 12mo · 19MW
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 · 2004Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+11.1%
5-yr
+12.7%
10-yr
+9.4%
Affordability trajectoryWorsening
Price
+10.5%/yr
Income
+3.1%/yr

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

Indicative cashflow-$242/wk (-$12,598/yr) · interest-only @ 6.4%, 80% LVR
Market turnover6.5% of homes traded/yr (317 sales · -23% vs 3-yr avg)
Rent stabilitytypical — rents vary ±4.2% around trend (short window, 13 pts)
Value vs advantage+7% vs suburbs of similar SEIFA advantage (decile 2)

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
Agrade · 80/100 · top 20% of 3,604AU suburbs
Peer distributionstronger than 80% of AU suburbs
WeakerTypicalStronger
Capital growth69
Rental yield85
Stability26
Volatility-14.0ppCycle-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 Muswellbrook

Owner-occupied 61%Rented 39%
Investor activityATO
Negatively geared4.6%
352 of 678 landlords
Avg rental loss$8,733/yr
Landlords (rental income)678
Reported capital gains415
Investor exposure index(high vs national)82.7/100
The read

Mixed owner-renter market

59% of homes here are owner-occupied and 38% rented, with 5% of landlords negatively geared.

Why it fits

A balanced 59% owner-occupier / 38% 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
47%
of household income to service a new loan
10.6 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $3,258/mo vs median rent $2,383/mo (+37% · +$202/wk)

If rates move

At 4.2%: $2,602/mo (-657) · at 6.2% (current): $3,258/mo · at 8.2%: $3,978/mo (+720)

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
8.0x
median home price as a multiple of annual household income
Moderate
Renting
34%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $1,517/mo, while renters pay about $2,383/mo — renting runs $866/mo higher on these medians.

Median price
$665K
Household income · yr
$83K
Median rent · wk
$550
Owner mortgage · mo
$1,517
Gross yield
4.3%

Household income

ABS Census · ATO
$83K household · yr+1.3% vs NSW suburb median
Personal
$39K
Family
$102K
Household
$83K
Household income distribution (ABS Census 2021 · weekly)27% could service the median house
Under $300
164
$300-649
621
$650-999
581
$1,000-1,499
602
$1,500-1,999
515
$2,000-2,999
842
$3,000-3,999
430
$4,000+
406

Serviceability line: a household needs about $2,506/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 56% of households here would spend more than 30% of income on rent (rent stress line: $1,833/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$54K → $60K

Housing stock and tenure

ABS Census 2021
Tenure (4,545 households)6.6% social housing
Owned outright
26%
Owned with mortgage
33%
Rented
38%
Dwelling structure11.8% of dwellings unoccupied on census night
Separate house
87%
Townhouse / semi
11%
Flat / apartment
1%

Getting to work: 85% drive, 0% public transport, 3% walk or cycle, 9% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total6
Avg ICSEA916
Students1,985
Catholic1
Government3
Independent2
  • Muswellbrook Public SchoolPrimary · Government · ICSEA 913
  • Muswellbrook South Public SchoolPrimary · Government · ICSEA 819
  • Muswellbrook High SchoolSecondary · Government · ICSEA 869
  • St James' Primary SchoolPrimary · Catholic · ICSEA 952
  • Pacific Brook Christian SchoolCombined · Independent · ICSEA 950
  • Richard Gill SchoolPrimary · Independent · ICSEA 996

Livability

OSM · GTFS · schools + hospitals
97/ 100 livability index

Top 3% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 97% of Australian suburbs
WeakerTypicalStronger
Everyday access86
Public transport (316 stops)100
Schools & hospitals95

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
1,098
6,529 per 100k
D8 vs AU

Crime

lga
Rate · per 100k6,529
Total incidents1,098· April 2025 - March 2026
  • Assault26952%
  • Sexual Offences9418%
  • Robbery31%
  • Break And Enter15530%

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

76.7%

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

4.6%

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

37.7 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

38.0%

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

12.1 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: Muswellbrook 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.

Muswellbrook, NSW 2333 · 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

Severe broad-area context

About 90.3% 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 ~90.3%
~90.3% of the suburb is Bush Fire Prone Land · ~14.3% 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 49% Other 23% Public / Open space 21% Residential 5% Industrial 1%
Residential density: Standard

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 · Muswellbrook SA2 area · 2022 base
12,417 people · 202213,021 by 2032 (+4.9%)

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

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

Muswellbrook (postcode 2333) is an established suburb in New South Wales within the Muswellbrook local government area. The area has roughly 12,272 residents and a mix of young professionals and families, with a median age of 35. Households earn a median income of $83K per year, with an average household size of 2.5 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.1% 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 technicians & trades, machinery operators & drivers, labourers. Employment in the area leans toward mining and healthcare. The top ancestries reported are Australian, English, Aboriginal Australian.

The median house price in Muswellbrook is $665,000, having jumped by 15.7% over the past year. Units have a median price of $410,000 (+12.3% YoY). The current median weekly rent is $550. This gives a gross rental yield of approximately 4.3%. The median monthly mortgage repayment is $1,517.

Muswellbrook is served by 6 schools, including 4 primary, 1 secondary, 1 combined. The average ICSEA score is 916, which is below the national average of 1,000. Public transport access includes 2 tram stops, 314 bus stops. Healthcare facilities include 1 public hospital. The crime rate in the Muswellbrook LGA is moderate at 6,529 incidents per 100,000 population.

On the investment side, Muswellbrook shows a gross rental yield of approximately 4.3%, rated as moderate yield. Property prices sit below the state median ($665K/$1.5M), which can point to relative value. The price-to-income ratio of 8.0x is considered moderate. House prices have moved +15.7% year-on-year. Population growth of +0.1% 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 Yield4.3%· Moderate Yield
Price vs State$665K/$1.5M↑ Below Median
Affordability8.0x· Moderate
Price Momentum+15.7%↑ Rising
Pop. Growth+0.1%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$1,517
Rent · wk(Census)$310
Market rent · wk(2026-06)$550
Gross yield2.4%
Price / income8.0x
Sales vol (latest Q)(2026-Q2)34
Population growth · Muswellbrook LGAABS ERP
Population (2025)16,859
5-year growth+0.4% CAGR
YoY change+0.1%
20012025
Development · Muswellbrook LGAABS Approvals
Approvals (2026)64
Houses 91%Units 9%
YoY change+0%
Employment · Muswellbrook LGASALM
Unemployment (Dec-25)5.9%
YoY change-1pp
Dec-10Dec-25
Property investors · Postcode 2333ATO
Negatively geared4.6%
352 of filers
Avg rental loss$8,733/yr
Landlords (rental income)678
Reported capital gains415
People & prosperity
DemographicsCensus 21
Population12,272
Median age35
Household size2.5
HH income · wk$1,603
Personal income · wk$759
Persons / bedroom0.7
IncomeATO 22-23
Median income$60,374
Mean income$74,532
Earners7,326
YoY change+6.1%
SEIFA indexABS
Advantage (IRSAD)2/10
Education (IEO)1/10
Economic (IER)2/10
Disadvantage (IRSD)2/10
Income momentumCensus 16→21
HH income · wk$1,331 → $1,603
Change+20.4%
vs NSW median-0.2 pp
Median rent+24%
stablevs NSW 2016–21
Top occupationsCensus
Technicians & Trades1,057Machinery Operators & Drivers978Labourers727Community & Personal Service572Professionals559
Top industriesCensus
Mining1,180Healthcare532Retail Trade467Accommodation & Food408Education332
Top ancestryCensus
Australian5,429English4,690Aboriginal Australian1,463Irish1,105Scottish1,049
Area & amenity
Local amenitiesOSM
Supermarkets4
Pharmacies1
GP / clinics1
Fuel stations8
Cafes & dining8
aldi1
coles1
iga1
woolworths1
TransportGTFS
Bus stops314
Tram stops2
Shiraz St Opp Traminer St
Traminer St At Chardonnay St
Hospitals · Muswellbrook LGAAIHW
Public2
Private0
Denman Multi Purpose Servicepublic
Muswellbrook Hospitalpublic · in suburb
Aged care · Muswellbrook LGAGEN
Facilities3
Residential places96
Calvary Muswellbrook Retirement Community65 places · in suburb
Merton Court Hostel17 places
Denman Multi-Purpose Service14 places
Childcare · Muswellbrook LGAACECQA
Services10
Approved places658
Exceeding NQS3
Muswellbrook Preschool Kindergarten Sowerby Street120 places · in suburb
eduKare Childcare and Preschool112 places · in suburb
St Nicholas Early Education Muswellbrook104 places · in suburb
Goodstart Early Learning Muswellbrook76 places · in suburb
Muswellbrook Out of School Hours Care60 places · in suburb
Edukare48 places · in suburb
+4 more in Muswellbrook LGA
Nearby in Muswellbrook LGA12
Denman$570K · 1,821Yarrawa$715K · 101Kayuga$801K · 49Baerami$750K · 93Sandy Hollow$500K · 188Wybong$1.0M · 100McCullys Gap$1.1M · 262Muscle Creek$955K · 313Martindale$1.6M · 168Edderton · 4Widden · 87Bureen · 70
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

Muswellbrook 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 · 6 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 1 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 316 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.

Muswellbrook FAQ

Common questions
  1. What LGA is Muswellbrook in?

    Muswellbrook is in the Muswellbrook Local Government Area, NSW, postcode 2333. Council-level context for Muswellbrook LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Muswellbrook?

    The current median house price in Muswellbrook, NSW is $665K, 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 Muswellbrook?

    The median weekly rent in Muswellbrook is $550/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 Muswellbrook?

    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 Muswellbrook a good investment?

    QuickProperty's investment signals for Muswellbrook 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 Muswellbrook?

    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 Muswellbrook 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.