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Suburb profile ·Port Stephens LGA · NSW ·2316

Bobs Farm NSW 2316

Bobs Farm is in Port Stephens LGA, NSW, postcode 2316, with population 662.

The read

Livability-led

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$722/wk
Falling
-3.5% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2316 · Jun 2026
$768
$600
Jun 2025Jun 2026
Why it fits

Transport coverage adds a practical access signal.

What to check

Small local population makes the signal set more fragile.

Read full evidence → Compare suburb Run calculator
Median house
$1.1M
House median, latest period
↓15.6%YoY D7 vs AU
Median rent
$722/wk
Rent context available
↓3.5%YoY D10 vs AU
Gross yield
3.5%
Below investor band
D10 vs AU
Population
662
662 local footprint
D7 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
—
Not in commute dataset
Solar
1,636
94 added 12mo · 11MW
Price cycleCorrecting
LowPeak

15.6% below peak · 307.5% above its low

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 positionCorrecting
Low · 2009Peak · 2023

15.6% below peak · 307.5% above its low

Price growth (compound)% per year
3-yr
+5.2%
5-yr
+2.6%
10-yr
+11.2%
Indicative cashflow-$522/wk (-$27,128/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage+37% vs suburbs of similar SEIFA advantage (decile 4)

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
Fgrade · 9/100 · top 91% of 3,604AU suburbs
Peer distributionstronger than 9% of AU suburbs
WeakerTypicalStronger
Capital growth25
Rental yield68
Stability3
Volatility-40.7ppCycle-1.0

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 Bobs Farm

Owner-occupied 90%Rented 10%
Investor activityATO
Negatively geared5.4%
203 of 543 landlords
Avg rental loss$7,147/yr
Landlords (rental income)543
Reported capital gains351
The read

Owner-occupier stronghold

84% of homes here are owner-occupied and 9% rented, with 5% of landlords negatively geared.

Why it fits

84% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 3.5% 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
101%
of household income to service a new loan
22.9 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $5,291/mo vs median rent $3,129/mo (+69% · +$499/wk)

If rates move

At 4.2%: $4,224/mo (-1,066) · at 6.2% (current): $5,291/mo · at 8.2%: $6,459/mo (+1,169)

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
17.1x
median home price as a multiple of annual household income
Stretched
Renting
60%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $2,019/mo, while renters pay about $3,129/mo — renting runs $1,110/mo higher on these medians.

Median price
$1.08M
Household income · yr
$63K
Median rent · wk
$722
Owner mortgage · mo
$2,019
Gross yield
3.5%

Household income

ABS Census · ATO
$63K household · yr-23.5% vs NSW suburb median
Personal
$29K
Family
$72K
Household
$63K
Household income distribution (ABS Census 2021 · weekly)fewer than 5% could service the median house
Under $300
16
$300-649
42
$650-999
48
$1,000-1,499
56
$1,500-1,999
18
$2,000-2,999
44
$3,000-3,999
17
$4,000+
13

Serviceability line: a household needs about $4,070/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 80% of households here would spend more than 30% of income on rent (rent stress line: $2,407/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (256 households)
Owned outright
57%
Owned with mortgage
27%
Rented
9%
Dwelling structure7.1% of dwellings unoccupied on census night
Separate house
91%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 65% drive, 0% public transport, 4% walk or cycle, 21% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA979
Students30
Government1
  • Bobs Farm Public SchoolPrimary · Government · ICSEA 979

Livability

OSM · GTFS · schools + hospitals
45/ 100 livability index

Top 55% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 45% of Australian suburbs
WeakerTypicalStronger
Everyday access19
Public transport (27 stops)64
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
2,566
3,252 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,252
Total incidents2,566· April 2025 - March 2026
  • Assault82165%
  • Sexual Offences24319%
  • Robbery111%
  • Break And Enter19215%

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 77.9% 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 ~77.9%
~77.9% of the suburb is Bush Fire Prone Land · ~41.4% 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 National Parks and Nature Reserves
Public / Open space 66% Rural / Green wedge 32% Other 2%

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 · Anna Bay SA2 area · 2022 base
6,591 people · 20229,226 by 2032 (+40.0%)

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

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

Bobs Farm is a close-knit residential community in New South Wales within the Port Stephens local government area (postcode 2316). The area has roughly 662 residents and a predominantly older resident base, with a median age of 57. Households earn a median income of $63K 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 +1.3% 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, managers, clerical & administrative. Employment in the area leans toward construction and retail trade. The top ancestries reported are English, Australian, Scottish.

Bobs Farm has a median house price of $1.1 million, which has declined steeply by 15.6% year-on-year. The current median weekly rent is $722. This gives a gross rental yield of approximately 3.5%. The median monthly mortgage repayment is $2,019.

Bobs Farm is served by 1 school, including 1 primary. The average ICSEA score is 979, which is around the national average of 1,000. Public transport access includes 27 bus stops. The crime rate in the Port Stephens LGA is below average at 3,252 incidents per 100,000 population.

Looking at the investment signals, Bobs Farm shows a gross rental yield of approximately 3.5%, rated as moderate yield. Property prices are near the state median ($1.1M/$1.5M). The price-to-income ratio of 17.1x is considered stretched. House prices have moved -15.6% year-on-year. Population growth of +1.3% 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 Yield3.5%· Moderate Yield
Price vs State$1.1M/$1.5M· Near Median
Affordability17.1x↓ Stretched
Price Momentum-15.6%↓ Falling
Pop. Growth+1.3%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,019
Rent · wk(Census)$196
Market rent · wk(2026-06)$722
Gross yield0.9%
Price / income17.1x
Sales vol (latest Q)(2023-Q4)5
Population growth · Port Stephens LGAABS ERP
Population (2025)80,070
5-year growth+1.5% CAGR
YoY change+1.3%
20012025
Development · Port Stephens LGAABS Approvals
Approvals (2026)608
Houses 71%Units 29%
YoY change+0%
Employment · Port Stephens LGASALM
Unemployment (Dec-25)4.5%
YoY change-0.3pp
Dec-10Dec-25
Property investors · Postcode 2316ATO
Negatively geared5.4%
203 of filers
Avg rental loss$7,147/yr
Landlords (rental income)543
Reported capital gains351
People & prosperity
DemographicsCensus 21
Population662
Median age57
Household size2.3
HH income · wk$1,211
Personal income · wk$551
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)4/10
Education (IEO)2/10
Economic (IER)4/10
Disadvantage (IRSD)3/10
Income momentumCensus 16→21
HH income · wk$1,286 → $1,211
Change-5.8%
vs NSW median-26.4 pp
Median rent-16.6%
softeningvs NSW 2016–21
Top occupationsCensus
Technicians & Trades52Managers36Clerical & Administrative27Community & Personal Service26Professionals24
Top industriesCensus
Construction44Retail Trade28Healthcare26Transport & Logistics21Education19
Top ancestryCensus
English301Australian242Scottish90Irish70German38
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations0
Cafes & dining1
TransportGTFS
Bus stops27
Hospitals · Port Stephens LGAAIHW
Public1
Private0
Tomaree Community Hospitalpublic
Aged care · Port Stephens LGAGEN
Facilities5
Residential places482
Harbourside Residential Care151 places
Regis Port Stephens150 places
Raymond Terrace Gardens Care Community80 places
Uniting Salamander Bay60 places
Calvary Tanilba Shores Retirement Community41 places
Childcare · Port Stephens LGAACECQA
Services54
Approved places3,047
Exceeding NQS8
Little Beginnings at Medowie126 places
Busy Bees at Salt Ash120 places
St Nicholas Early Education Raymond Terrace110 places
The Learning Terrace Early Education, Care and Preschool109 places
Discover and Learn Academy104 places
Milestones Early Learning Fern Bay104 places
+48 more in Port Stephens LGA
Nearby in Port Stephens LGA12
Fullerton Cove$1.1M · 735Duns Creek$1.2M · 582Williamtown$795K · 762Salt Ash$928K · 1,103Seaham$1.3M · 1,011Wallalong$990K · 1,049Hinton$800K · 471Brandy Hill$1.4M · 713Heatherbrae$549K · 654East Seaham$1.1M · 353Woodville$1.5M · 440Mallabula$720K · 963
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 Bobs Farm 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 · 2023-Q4 · 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 · 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 · 27 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.

Bobs Farm FAQ

Common questions
  1. What LGA is Bobs Farm in?

    Bobs Farm is in the Port Stephens Local Government Area, NSW, postcode 2316. Council-level context for Port Stephens LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Bobs Farm?

    The current median house price in Bobs Farm, NSW is $1.1M, 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 Bobs Farm?

    The median weekly rent in Bobs Farm is $722/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Bobs Farm?

    Rent context available: Bobs Farm 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.

  5. Is Bobs Farm a good investment?

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

  6. Where does QuickProperty get its data for Bobs Farm?

    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 Bobs Farm 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.