Located in New South Wales within the Armidale Regional local government area, Black Mountain is a small, quiet locality (postcode 2365). The area has roughly 291 residents and a settled, mature resident base, with a median age of 47. Households earn a median income of $92K per year, with an average household size of 2.6 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, professionals, technicians & trades. Employment in the area leans toward agriculture and education. The top ancestries reported are English, Australian, Irish.
Black Mountain has a median house price of $335,000, which has dropped significantly by 12.4% year-on-year. The current median weekly rent is $380. This gives a gross rental yield of approximately 5.9%. The median monthly mortgage repayment is $2,000.
Black Mountain is served by 1 school, including 1 primary. The average ICSEA score is 807, which is well below the national average of 1,000. Public transport access includes 23 bus stops. The crime rate in the Armidale Regional LGA is moderate at 5,711 incidents per 100,000 population.
From an investment perspective, Gross rental yield sits at around 5.9% (high yield). Property prices sit below the state median ($335K/$1.5M), which can point to relative value. The price-to-income ratio of 3.6x is considered affordable. House prices have moved -12.4% year-on-year.