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Suburb profile ·Dubbo Regional LGA · NSW ·2820

Wuuluman NSW 2820

Wuuluman is in Dubbo Regional LGA, NSW, postcode 2820, with population 859.

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.

$700/wk
Rising
+55.6% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2820 · Jun 2026
$700
$395
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
$700/wk
Rent context available
↑55.6%YoY D10 vs AU
Gross yield
—
Need rent + price
Population
859
859 local footprint
D8 vs AU
Schools
—
No matched school data
Drive to city
—
Not in commute dataset
Solar
1,435
118 added 12mo · 10MW

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$1,896
Median rent · wk$200

Trend & investor depth

Derived from this suburb's own price, rent and income history
Rent stabilityvolatile — rents vary ±17.6% 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 Wuuluman

Owner-occupied 88%Rented 12%
Investor activityATO
Negatively geared3.5%
117 of 333 landlords
Avg rental loss$6,065/yr
Landlords (rental income)333
Reported capital gains191
The read

Owner-occupier stronghold

83% of homes here are owner-occupied and 11% rented, with 4% of landlords negatively geared.

Why it fits

83% 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
34%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $1,896/mo, while renters pay about $3,033/mo — renting runs $1,137/mo higher on these medians.

Household income · yr
$106K
Median rent · wk
$700
Owner mortgage · mo
$1,896

Household income

ABS Census · ATO
$106K household · yr+28.9% vs NSW suburb median
Personal
$43K
Family
$114K
Household
$106K

Housing stock and tenure

ABS Census 2021
Tenure (35 households)
Owned outright
43%
Owned with mortgage
40%
Rented
11%
Dwelling structure9.8% of dwellings unoccupied on census night
Separate house
97%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 59% drive, 0% public transport, 15% walk or cycle, 28% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Livability

OSM · GTFS · schools + hospitals
14/ 100 livability index

Top 86% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 14% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (15 stops)44
Schools & hospitals0

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
3,897
6,837 per 100k
D8 vs AU

Crime

lga
Rate · per 100k6,837
Total incidents3,897· April 2025 - March 2026
  • Assault1,12762%
  • Sexual Offences26715%
  • Robbery271%
  • Break And Enter39322%

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

Moderate broad-area context

About 18.7% 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
Moderate exposure ~18.7%
~18.7% of the suburb is Bush Fire Prone Land · ~6.6% 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 98% Residential 1% Other 1%
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 · Wellington SA2 area · 2022 base
8,941 people · 20229,174 by 2032 (+2.6%)

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

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

Wuuluman (postcode 2820) is a close-knit residential community in New South Wales within the Dubbo Regional local government area. With a population of 859, the suburb has a mix of families and early-career residents with a median age of 35. Households earn a median income of $106K per year, with an average household size of 2.5 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, community & personal service, labourers. Employment in the area leans toward agriculture and construction. The top ancestries reported are Australian, English, Irish.

The current median weekly rent is $700. The median monthly mortgage repayment is $1,896.

Public transport access includes 1 rail station, 14 bus stops. The crime rate in the Dubbo Regional LGA is moderate at 6,837 incidents per 100,000 population.

Market & money
InvestmentNSW
Mortgage · mth$1,896
Rent · wk(Census)$200
Market rent · wk(2026-06)$700
Property investors · Postcode 2820ATO
Negatively geared3.5%
117 of filers
Avg rental loss$6,065/yr
Landlords (rental income)333
Reported capital gains191
People & prosperity
DemographicsCensus 21
Population859
Median age35
Household size2.5
HH income · wk$2,041
Personal income · wk$822
Persons / bedroom0.6
SEIFA indexABS
Advantage (IRSAD)9/10
Education (IEO)9/10
Economic (IER)8/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,625 → $2,041
Change+25.6%
vs NSW median+5 pp
stablevs NSW 2016–21
Top occupationsCensus
Managers21Community & Personal Service11Labourers9Machinery Operators & Drivers8Clerical & Administrative5
Top industriesCensus
Agriculture20Construction10Manufacturing4Public Admin & Safety4Education4
Top ancestryCensus
Australian49English39Irish20Scottish13German3
Area & amenity
TransportGTFS
Rail stations1
Bus stops14
Wellington Soil Conservation Research Station, Goolma Rd
Hospitals · Dubbo Regional LGAAIHW
Public3
Private1
Dubbo Hospitalpublic
Lourdes Hospital Dubbopublic
Wellington Health Servicepublic
Dubbo Private Hospitalprivate
Aged care · Dubbo Regional LGAGEN
Facilities12
Residential places632
Orana Gardens125 places
Kintyre Lodge - Dubbo81 places
Dubbo Homestead Care Community80 places
Maranatha House80 places
Bracken House Dubbo74 places
RFBI Dubbo Masonic Village70 places
+6 more in Dubbo Regional LGA
Childcare · Dubbo Regional LGAACECQA
Services39
Approved places3,041
Exceeding NQS8
Eden Academy Dubbo138 places
Aspiring Early Learners132 places
Hawthorn Street Early Learning Centre Pty Ltd130 places
Kidscape Early Learning Centre Dubbo130 places
Nature's Academy Early Learning Spitfire Drive125 places
Imagine Childcare and Preschool Blueridge Park124 places
+33 more in Dubbo Regional LGA
Nearby in Dubbo Regional LGA12
Wongarbon$545K · 814Geurie$623K · 706Montefiores$750K · 630Eumungerie$165K · 384Terramungamine$1.0M · 315Wellington$420K · 4,096Stuart Town$317K · 241Mumbil$230K · 298Brocklehurst$615K · 308Mogriguy$400K · 122Neurea$494K · 129Ballimore$414K · 240
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.

Current status
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Sources & freshness
Usable evidence

Wuuluman 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 · 15 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 Wuuluman 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
The page is readable, but the local evidence base is lighter than a mainstream suburb profile.

Treat this as a directional locality brief first, then verify the suburb story against stronger nearby markets or the state hub.

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

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

pop same · adds house price coverage · rent -$380/wk

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

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

pop -200 · adds house price coverage · rent -$400/wk

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

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

pop -200 · adds house price coverage · rent -$397/wk

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

Detail Compare

Wuuluman FAQ

Common questions
  1. What LGA is Wuuluman in?

    Wuuluman is in the Dubbo Regional Local Government Area, NSW, postcode 2820. Council-level context for Dubbo Regional LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Wuuluman?

    The median weekly rent in Wuuluman is $700/wk, based on the current market rent dataset. The current rent signal is rent context available.

  3. What does the rent signal say about Wuuluman?

    Rent context available: Wuuluman 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 Wuuluman?

    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 Wuuluman 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.