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Suburb profile ·Berrigan LGA · NSW ·3644

Barooga NSW 3644

Barooga is in Berrigan LGA, NSW, postcode 3644, with population 1,888.

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.

$550K
+27.8% YoY
2005 → 2025 · 21 periods
ABS + state medians
$550K
$209K
2005 2025
Why it fits

Entry price sits in the lower-cost range for a first-pass screen. Recent price movement shows visible market momentum. Transport coverage adds a practical access signal.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$550K
House median, latest period
↑27.8%YoY D3 vs AU
Median rent
$260/wk
Market rent signal
D5 vs AU
Gross yield
2.5%
Low yield band
D8 vs AU
Population
1,888
2K local footprint
D8 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
8h 9m
683.3 km to Sydney CBD · free-flow
Solar
2,357
108 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

Houses to Q3'25 · Units to 2025 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2007Peak · 2025

At / near its all-time high

Price growth (compound)% per year
3-yr
+5.8%
5-yr
+14.1%
10-yr
+7.4%
Indicative cashflow-$347/wk (-$18,020/yr) · interest-only @ 6.4%, 80% LVR
Market turnover5.7% of homes traded/yr (47 sales · +29% vs 3-yr avg)
Value vs advantage-38% vs suburbs of similar SEIFA advantage (decile 5)

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 · 44/100 · top 56% of 3,604AU suburbs
Peer distributionstronger than 44% of AU suburbs
WeakerTypicalStronger
Capital growth60
Rental yield34
Stability31
Volatility-14.5ppCycle-2.0

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 Barooga

Owner-occupied 78%Rented 22%
Investor exposure index(moderate vs national)66.6/100
The read

Owner-occupier stronghold

75% of homes here are owner-occupied and 21% rented.

Why it fits

75% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 2.5% is thin — returns here lean on capital growth, not cash flow.

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
45%
of household income to service a new loan
10.3 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $2,695/mo vs median rent $1,127/mo (+139% · +$362/wk)

If rates move

At 4.2%: $2,152/mo (-543) · at 6.2% (current): $2,695/mo · at 8.2%: $3,290/mo (+595)

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
7.7x
median home price as a multiple of annual household income
Moderate
Renting
19%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $1,387/mo, while renters pay about $1,127/mo — owning runs $260/mo higher on these medians.

Median price
$550K
Household income · yr
$72K
Median rent · wk
$260
Owner mortgage · mo
$1,387
Gross yield
2.5%

Household income

ABS Census · ATO
$72K household · yr-13.1% vs NSW suburb median
Personal
$37K
Family
$92K
Household
$72K
Household income distribution (ABS Census 2021 · weekly)31% could service the median house
Under $300
29
$300-649
99
$650-999
117
$1,000-1,499
132
$1,500-1,999
84
$2,000-2,999
127
$3,000-3,999
54
$4,000+
44

Serviceability line: a household needs about $2,073/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 30% of households here would spend more than 30% of income on rent (rent stress line: $867/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (746 households)0.7% social housing
Owned outright
41%
Owned with mortgage
34%
Rented
21%
Dwelling structure12.7% of dwellings unoccupied on census night
Separate house
89%
Townhouse / semi
8%
Flat / apartment
2%

Getting to work: 86% drive, 0% public transport, 2% walk or cycle, 9% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA962
Students109
Government1
  • Barooga Public SchoolPrimary · Government · ICSEA 962

Livability

OSM · GTFS · schools + hospitals
57/ 100 livability index

Top 43% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 57% of Australian suburbs
WeakerTypicalStronger
Everyday access56
Public transport (32 stops)70
Schools & hospitals25

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
243
2,804 per 100k
D4 vs AU

Crime

lga
Rate · per 100k2,804
Total incidents243· April 2025 - March 2026
  • Assault5653%
  • Sexual Offences2120%
  • Robbery11%
  • Break And Enter2726%

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

77.3%

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

3.7%

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

38.6 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

21.3%

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

Near the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire moderate

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: Barooga 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.

Barooga, NSW 3644 · 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

Moderate broad-area context

About 23.6% 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 ~23.6%
~23.6% of the suburb is Bush Fire Prone Land · ~15.8% 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 74% Public / Open space 20% Residential 2% Industrial 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 · Tocumwal - Finley - Jerilderie SA2 area · 2022 base
9,846 people · 202210,029 by 2032 (+1.9%)

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

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

Barooga is a small community in New South Wales within the Berrigan local government area (postcode 3644). With a population of 1,888, the suburb has a settled, mature resident base with a median age of 46. Households earn a median income of $72K 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 +0.7% 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 labourers, managers, technicians & trades. Employment in the area leans toward manufacturing and healthcare. The top ancestries reported are English, Australian, Irish.

Barooga has a median house price of $550,000, which has risen steeply by 27.8% year-on-year. Units have a median price of $325,000 (+4% YoY). The median weekly rent is $260 (Census 2021). This gives a gross rental yield of approximately 2.5%. The median monthly mortgage repayment is $1,387.

Barooga is served by 1 school, including 1 primary. The average ICSEA score is 962, which is around the national average of 1,000. Public transport access includes 32 bus stops. The crime rate in the Berrigan LGA is below average at 2,804 incidents per 100,000 population.

From an investment perspective, The gross rental yield works out to roughly 2.5%, which reads as low yield. Property prices sit below the state median ($550K/$1.5M), which can point to relative value. The price-to-income ratio of 7.7x is considered moderate. House prices have moved +27.8% year-on-year. Population growth of +0.7% 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 Yield2.5%↓ Low Yield
Price vs State$550K/$1.5M↑ Below Median
Affordability7.7x· Moderate
Price Momentum+27.8%↑ Rising
Pop. Growth+0.7%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$1,387
Rent · wk(Census)$260
Gross yield2.5%
Price / income7.7x
Sales vol (latest Q)(2025-Q3)16
Population growth · Berrigan LGAABS ERP
Population (2025)8,773
5-year growth+0.3% CAGR
YoY change+0.7%
20012025
Development · Berrigan LGAABS Approvals
Approvals (2026)46
Houses 91%Units 9%
YoY change+0%
Employment · Berrigan LGASALM
Unemployment (Dec-25)3.6%
YoY change+0.6pp
Dec-10Dec-25
People & prosperity
DemographicsCensus 21
Population1,888
Median age46
Household size2.3
HH income · wk$1,375
Personal income · wk$719
Persons / bedroom0.7
SEIFA indexABS
Advantage (IRSAD)5/10
Education (IEO)3/10
Economic (IER)4/10
Disadvantage (IRSD)4/10
Income momentumCensus 16→21
HH income · wk$1,079 → $1,375
Change+27.4%
vs NSW median+6.8 pp
Median rent+20.9%
gentrifyingvs NSW 2016–21
Top occupationsCensus
Labourers147Managers135Technicians & Trades121Professionals115Clerical & Administrative107
Top industriesCensus
Manufacturing118Healthcare107Accommodation & Food95Construction92Retail Trade75
Top ancestryCensus
English849Australian759Irish264Scottish209Italian78
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies1
GP / clinics0
Fuel stations1
Cafes & dining3
iga1
TransportGTFS
Bus stops32
Hospitals · Berrigan LGAAIHW
Public3
Private0
Berrigan Multi Purpose Servicepublic
Finley Hospitalpublic
Tocumwal Hospitalpublic
Aged care · Berrigan LGAGEN
Facilities5
Residential places154
Finley Regional Care77 places
Uniting Berrigan30 places
Tocumwal Lions Community Hostel21 places
Tocumwal Multi-Purpose Service16 places
Berrigan Multi-Purpose Service10 places
Childcare · Berrigan LGAACECQA
Services8
Approved places306
Exceeding NQS0
Tocumwal's Little Explorers68 places
Trikki Kidz Barooga66 places · in suburb
Biralee Preschool Finley50 places
Finley Early Learning Centre43 places
Berrigan Children's Centre38 places
Thrive OSHC Tocumwal Public25 places
+2 more in Berrigan LGA
Nearby in Berrigan LGA6
Tocumwal$622K · 2,862Finley$369K · 2,455Berrigan$311K · 1,264Lalalty · 88Boomanoomana · 116Savernake · 67
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

There is enough direct local evidence on Barooga 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 falling back to Census, not a market feed.

This gives you directional coverage, but it is weaker than a current rent release.

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 · 2025-Q3 · 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
ABS Census 2021 · Using Census rent fallback
stable source · manual file · snapshot · census-cycle
Verify
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 32 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.

Barooga FAQ

Common questions
  1. What LGA is Barooga in?

    Barooga is in the Berrigan Local Government Area, NSW, postcode 3644. Council-level context for Berrigan LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Barooga?

    The current median house price in Barooga, NSW is $550K, 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 Barooga?

    The median weekly rent in Barooga is $260/wk, based on ABS Census 2021 rent fallback.

  4. Is Barooga a good investment?

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

  5. Where does QuickProperty get its data for Barooga?

    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.

  6. How often is the Barooga 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.