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Suburb profile ·Liverpool Plains LGA · NSW ·2339

Willow Tree NSW 2339

Willow Tree is in Liverpool Plains LGA, NSW, postcode 2339, with population 327.

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.

$500/wk
Oct 2025 → Jun 2026 · 7 periods
NSW Fair Trading · postcode 2339 · Jun 2026 · sparse signal
$580
$385
Oct 2025Jun 2026
Why it fits

Gross yield screens at about 11.8%. Entry price sits in the lower-cost range for a first-pass screen. Recent price movement shows visible market momentum.

What to check

Small local population makes the signal set more fragile.

Read full evidence → Compare suburb Run calculator
Median house
$220K
House median, latest period
↑100.0%YoY D1 vs AU
Median rent
$500/wk
Rent-led investor candidate
≈D10 vs AU
Gross yield
11.8%
Strong yield band
D10 vs AU
Population
7,671
8K via Liverpool Plains LGA · SAL undercount
Schools
1
Matched school context
D1 vs AU
Drive to city
—
Not in commute dataset
Solar
161
10 added 12mo · 1MW
Price cycleRecovering
LowPeak

21.1% below peak · 171.6% 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 positionRecovering
Low · 2008Peak · 2022

21.1% below peak · 171.6% above its low

Price growth (compound)% per year
3-yr
-7.6%
5-yr
+3.6%
10-yr
+0.2%
Indicative cashflow$158/wk ($8,236/yr) · interest-only @ 6.4%, 80% LVR
Market turnover14.1% of homes traded/yr (21 sales)
Value vs advantage-65% vs suburbs of similar SEIFA advantage (decile 2)

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 Willow Tree

Owner-occupied 80%Rented 20%
Investor activityATO
Negatively geared2.9%
14 of 65 landlords
Avg rental loss$5,130/yr
Landlords (rental income)65
Reported capital gains53
Investor exposure index(moderate vs national)75.4/100
The read

Owner-occupier stronghold

80% of homes here are owner-occupied and 20% rented, with 3% of landlords negatively geared.

Why it fits

80% 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.

Mortgage affordability

RBA rate · ABS Census 2021 household income
26%
of household income to service a new loan
5.9 yrs
to save a 20% deposit
Comfortable
housing-stress band
Rent vs buyBuying cheaper

New-loan repayment $1,078/mo vs median rent $2,167/mo (-50% · -$251/wk)

If rates move

At 4.2%: $861/mo (-217) · at 6.2% (current): $1,078/mo · at 8.2%: $1,316/mo (+238)

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
4.4x
median home price as a multiple of annual household income
Affordable
Renting
52%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $988/mo, while renters pay about $2,167/mo — renting runs $1,179/mo higher on these medians.

Median price
$220K
Household income · yr
$50K
Median rent · wk
$500
Owner mortgage · mo
$988
Gross yield
11.8%

Household income

ABS Census · ATO
$50K household · yr-39.3% vs NSW suburb median
Personal
$28K
Family
$66K
Household
$50K
Household income distribution (ABS Census 2021 · weekly)60% could service the median house
Under $300
10
$300-649
26
$650-999
22
$1,000-1,499
27
$1,500-1,999
10
$2,000-2,999
12
$3,000-3,999
3
$4,000+
4

Serviceability line: a household needs about $829/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 79% of households here would spend more than 30% of income on rent (rent stress line: $1,667/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (124 households)
Owned outright
52%
Owned with mortgage
27%
Rented
20%
Dwelling structure18.1% of dwellings unoccupied on census night
Separate house
98%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 62% drive, 0% public transport, 10% walk or cycle, 19% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA982
Students51
Government1
  • Willow Tree Public SchoolPrimary · Government · ICSEA 982
Crime April 2025 - March 2026
287
3,742 per 100k
D6 vs AU

Crime

lga
Rate · per 100k3,742
Total incidents287· April 2025 - March 2026
  • Assault9469%
  • Sexual Offences1813%
  • Robbery00%
  • Break And Enter2518%

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 99.3% 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 ~99.3%
~99.3% of the suburb is Bush Fire Prone Land · ~14.2% 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 93% Residential 8%
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 · Quirindi SA2 area · 2022 base
7,660 people · 20227,843 by 2032 (+2.4%)

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

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

Willow Tree is a small, quiet locality in New South Wales within the Liverpool Plains local government area (postcode 2339). With a population of 327, the suburb has a mature demographic with a median age of 51. Households earn a median income of $50K per year, with an average household size of 2.2 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at -0.1% 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 managers, technicians & trades, labourers. Employment in the area leans toward agriculture and transport & logistics. The top ancestries reported are English, Australian, Scottish.

The median house price in Willow Tree is $220,000, having surged by 100% over the past year. The current median weekly rent is $500. This gives a gross rental yield of approximately 11.8%. The median monthly mortgage repayment is $988.

Willow Tree is served by 1 school, including 1 primary. The average ICSEA score is 982, which is around the national average of 1,000. Public transport access includes 1 rail station, 17 bus stops. The crime rate in the Liverpool Plains LGA is below average at 3,742 incidents per 100,000 population.

From an investment perspective, The gross rental yield works out to roughly 11.8%, which reads as high yield. Property prices sit below the state median ($220K/$1.5M), which can point to relative value. The price-to-income ratio of 4.4x is considered affordable. House prices have moved +100.0% year-on-year. Population growth of -0.1% year-on-year points to declining demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield11.8%↑ High Yield
Price vs State$220K/$1.5M↑ Below Median
Affordability4.4x↑ Affordable
Price Momentum+100.0%↑ Rising
Pop. Growth-0.1%↓ Declining
Development+0%· Steady
InvestmentNSW
Mortgage · mth$988
Rent · wk(Census)$200
Market rent · wk(2026-06)$500
Gross yield4.7%
Price / income4.4x
Sales vol (latest Q)(2023-Q1)5
Population growth · Liverpool Plains LGAABS ERP
Population (2025)7,671
5-year growth-0.1% CAGR
YoY change-0.1%
20012025
Development · Liverpool Plains LGAABS Approvals
Approvals (2026)11
Houses 82%Units 18%
YoY change+0%
Employment · Liverpool Plains LGASALM
Unemployment (Dec-25)2.8%
YoY change+0.4pp
Dec-10Dec-25
Property investors · Postcode 2339ATO
Negatively geared2.9%
14 of filers
Avg rental loss$5,130/yr
Landlords (rental income)65
Reported capital gains53
People & prosperity
DemographicsCensus 21
Population327
Median age51
Household size2.2
HH income · wk$961
Personal income · wk$529
Persons / bedroom0.7
SEIFA indexABS
Advantage (IRSAD)2/10
Education (IEO)2/10
Economic (IER)2/10
Disadvantage (IRSD)2/10
Income momentumCensus 16→21
HH income · wk$844 → $961
Change+13.9%
vs NSW median-6.7 pp
Median rent+17.6%
softeningvs NSW 2016–21
Top occupationsCensus
Managers29Technicians & Trades28Labourers23Machinery Operators & Drivers20Professionals12
Top industriesCensus
Agriculture32Transport & Logistics21Retail Trade12Accommodation & Food9Manufacturing8
Top ancestryCensus
English126Australian114Scottish30Aboriginal Australian29Irish26
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations1
Cafes & dining2
TransportGTFS
Rail stations1
Bus stops17
Willow Tree Station, Coach Stop
Hospitals · Liverpool Plains LGAAIHW
Public2
Private0
Quirindi Hospitalpublic
Werris Creek Hospitalpublic
Aged care · Liverpool Plains LGAGEN
Facilities2
Residential places80
Eloura68 places
Werris Creek Multi-Purpose Service12 places
Childcare · Liverpool Plains LGAACECQA
Services6
Approved places170
Exceeding NQS1
Quirindi Eastside Child Care Centre41 places
Quirindi Pre-School40 places
Quirindi Public School TheirCare30 places
Werris Creek Public School TheirCare25 places
Werris Creek And District Preschool20 places
Willow Tree Pre -School14 places · in suburb
Nearby in Liverpool Plains LGA12
Spring Ridge$480K · 266Wallabadah$520K · 382Premer$180K · 126Currabubula$705K · 339Pine Ridge$175K · 96Quirindi$400K · 3,355Quipolly$1.1M · 215Werris Creek$497K · 1,478Caroona · 196Blackville$65K · 128Ardglen$470K · 50Braefield$300K · 64
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

Willow Tree carries enough direct local evidence 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-Q1 · 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 · 18 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.

Willow Tree FAQ

Common questions
  1. What LGA is Willow Tree in?

    Willow Tree is in the Liverpool Plains Local Government Area, NSW, postcode 2339. Council-level context for Liverpool Plains LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Willow Tree?

    The current median house price in Willow Tree, NSW is $220K, 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 Willow Tree?

    The median weekly rent in Willow Tree is $500/wk, based on the current market rent dataset. The current rent signal is rent-led investor candidate.

  4. What does the rent signal say about Willow Tree?

    Rent-led investor candidate: Gross rent yield screens at about 11.8%. 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 Willow Tree a good investment?

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

  6. Where does QuickProperty get its data for Willow Tree?

    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 Willow Tree 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.