Ben Lomond NSW 2365
Ben Lomond is in Armidale Regional LGA, NSW, postcode 2365, with population 135.
Strong evidence
Ben Lomond has enough direct local evidence for a first-pass decision.
Direct signals include Property prices, Market rent, Crime, and Schools. Missing or weaker areas are still shown so the page does not overstate precision.
Gross rent yield screens at about 20.8%. Postcode-derived rent for 2365. Multiple suburbs can share this rental market signal.
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QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.
Manual release files parsed into suburb prices
Use current rent as a starting signal, not as a fixed underwriting truth.
Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.
Rent-led investor candidate
Gross rent yield screens at about 20.8%. Snapshot rent $255/wk.
Postcode-derived rent for 2365. Multiple suburbs can share this rental market signal.
Ben Lomond has enough direct local evidence for a first-pass decision.
Direct signals include Property prices, Market rent, Crime, and Schools. Missing or weaker areas are still shown so the page does not overstate precision.
Use compare to test the suburb against another candidate, then validate financial assumptions in the calculator where available.
Property prices, Market rent, Crime, Schools
No fallback or lower-precision signals flagged.
Hospitals, Population growth, Building approvals
Ben Lomond currently reads as a thin-context candidate.
Gross yield screens at about 20.8%. 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.
Use stronger nearby reads or rankings before treating this suburb as a shortlist candidate.
Gross yield screens at about 20.8%. Entry price sits in the lower-cost range for a first-pass screen. Recent price movement shows visible market momentum.
The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.
No decisive evidence gap was detected from the current inputs.
Use as context
This page stays indexable because Ben Lomond 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.
The main gaps on this page are hospital coverage, population trend data, and building approvals. That narrows how much confidence you should place on a single-page read.
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 Ben Lomond feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.
pop same · house +$28.700000000000003K · rent -$95/wk
Similar local read: useful for context, but still compare the actual market signals.
pop same · house -$15.899999999999999K · rent -$35/wk
Similar local read: useful for context, but still compare the actual market signals.
- Buyers want a quick sense of price, schools, and neighbourhood scale before getting lost in data.
- Investors want to know whether rent, yield, and affordability broadly support the suburb story.
- Researchers want one place that ties property, demographics, transport, and services together.
Price history
Full data detail
Ben Lomond NSW
Ben Lomond is a quiet locality in New South Wales within the Armidale Regional local government area (postcode 2365). With a population of 135, the suburb has a mature demographic with a median age of 47. Households earn a median income of $64K per year, with an average household size of 2.4 people. NSW employment has moved +0.3% year-on-year in the official Jobs and Skills Australia NERO series, which provides the broader jobs backdrop for this suburb. NSW also had 37 Commonwealth-backed major projects under construction, 5 underway, and 75 in planning as at 2 October 2024, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are managers, labourers, professionals. Employment in the area leans toward agriculture and healthcare. The top ancestries reported are English, Australian, Irish.
The median house price in Ben Lomond is $64,000, having surged 87.1% over the past year. The current median weekly rent is $255. This gives a gross rental yield of approximately 20.8%. The median monthly mortgage repayment is $650.
Ben Lomond is served by 1 school, including 1 primary. The average ICSEA score is 908, which is below the national average of 1,000. Public transport access includes 11 bus stops. The crime rate in the Armidale Regional LGA is moderate at 6,143 incidents per 100,000 population.
From an investment perspective, Ben Lomond offers a gross rental yield of 20.8%, rated as high yield. Property prices sit below the state median ($64K/$1.5M), suggesting a potential value opportunity. The price-to-income ratio of 1.0x is considered affordable. House prices have moved +87.1% year-on-year.
Ben Lomond is a quiet locality in New South Wales within the Armidale Regional local government area (postcode 2365). With a population of 135, the suburb has a mature demographic with a median age of 47. Households earn a median income of $64K per year, with an average household size of 2.4 people. NSW employment has moved +0.3% year-on-year in the official Jobs and Skills Australia NERO series, which provides the broader jobs backdrop for this suburb. NSW also had 37 Commonwealth-backed major projects under construction, 5 underway, and 75 in planning as at 2 October 2024, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are managers, labourers, professionals. Employment in the area leans toward agriculture and healthcare. The top ancestries reported are English, Australian, Irish.
The median house price in Ben Lomond is $64,000, having surged 87.1% over the past year. The current median weekly rent is $255. This gives a gross rental yield of approximately 20.8%. The median monthly mortgage repayment is $650.
Ben Lomond is served by 1 school, including 1 primary. The average ICSEA score is 908, which is below the national average of 1,000. Public transport access includes 11 bus stops. The crime rate in the Armidale Regional LGA is moderate at 6,143 incidents per 100,000 population.
From an investment perspective, Ben Lomond offers a gross rental yield of 20.8%, rated as high yield. Property prices sit below the state median ($64K/$1.5M), suggesting a potential value opportunity. The price-to-income ratio of 1.0x is considered affordable. House prices have moved +87.1% year-on-year.
Ben Lomond FAQ
Common questions-
What LGA is Ben Lomond in?
Ben Lomond is in the Armidale Regional Local Government Area, NSW, postcode 2365. Council-level context for Armidale Regional LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.
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What is the median house price in Ben Lomond?
The current median house price in Ben Lomond, NSW is $64K, based on the latest available sales data from state Valuers General offices and ABS Data by Region.
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What is the typical weekly rent in Ben Lomond?
The median weekly rent in Ben Lomond is $255/wk, based on the current market rent dataset. The current rent signal is rent-led investor candidate.
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What does the rent signal say about Ben Lomond?
Rent-led investor candidate: Gross rent yield screens at about 20.8%. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.
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Is Ben Lomond a good investment?
QuickProperty's investment signals for Ben Lomond show: High Yield, Below Median, Affordable. These are computed from price, rent, income, and population data — not an opaque score.
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Where does QuickProperty get its data for Ben Lomond?
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.
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How often is the Ben Lomond 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.