Boambee East (NSW 2452) in Focus 2026: Is It a Good Investment? R-Score 93/100, 4.7% Yield & Best Streets

Market Classification: Accelerating Momentum Turnaround · R-Score: 93/100 (National Rank #1,137 of 15,286) · Street Average: 71/100 across 92 streets.

Lagging 12-month median price tables often miss the inflection point when a suburb transitions from quiet accumulation into active expansion. Over the past year, Boambee East’s R-Score has climbed by +47 points to 93/100 as days on market (65 days) and rental vacancy (1.6%) tightened ahead of the broader NSW market.

“I would not let the 4.7% gross yield do all the talking here. At an 80% LVR, the median house still shows negative cash flow of $231 a week, so buyers need to test the actual property, rent and loan settings, then use the 78-street spread to avoid paying for the headline score.”

Looking for the live, monthly-updated numbers? The Boambee East (NSW) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Boambee East street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full October 2026 quantitative and street-level breakdown for Boambee East (NSW 2452), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Coffs Harbour (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 2,522 residential addresses.

1. Boambee East (NSW) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)

Over the past 12 months, Boambee East’s median house price moved +1.2% (from $860,000 to $870,000), bringing its 3-year cumulative price movement to +23.8% (from $703,000 three years ago). On the rental side, median weekly asking rents moved +6.8% over the past year to $790/wk (+37.1% over 36 months), equating to a 4.7% gross rental yield. Compared with 12 months ago—when Boambee East carried an R-Score of 46/100—its current composite R-Score of 93/100 represents a +47-point shift in underlying market pressure.

Indicator / R-Score Pillar	Boambee East (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	93 / 100	Ranked #1,137 of 15,286 suburbs (was 46/100 12m ago)
Median House Price	$870,000	12m change: +1.2% · 36m change: +23.8%
Median Weekly Rent & Gross Yield	$790/wk (4.7%)	12m rent change: +6.8% · 36m rent change: +37.1%
Rental Vacancy & Days on Market	1.6% vacancy	Median selling time: 65 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	35 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	32 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	72 / 100	Measures short/medium-term price velocity vs Coffs Harbour & NSW
Pillar 4: Yield Pressure	67 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Boambee East (NSW)

Why do two 4-bedroom houses in Boambee East achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 2,522 addresses across 92 streets in Boambee East through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 58 streets (74% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Boambee East rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 2 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 18 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Boambee East (NSW)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 92 streets in Boambee East):

Top Street in Boambee East	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Pepperman Road	100/100	57	77%	1.4%	$700/wk (4.8%)
#2 Ibis Drive	100/100	44	77%	1.4%	$700/wk (4.8%)
#3 Shaws Close	100/100	39	77%	1.4%	$700/wk (4.8%)
#4 Crescent Street	100/100	18	77%	1.4%	$700/wk (4.8%)
#5 Lilly Pilly Terrace	100/100	16	77%	1.4%	$700/wk (4.8%)

Streets Where Block-Level Tenure Trails the Boambee East Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Boambee East:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Moseley Drive	0/100	41	64%	13%	$735/wk
Wagtail Close	0/100	19	64%	13%	$735/wk
Alverson Crescent	0/100	12	64%	13%	$735/wk

3. Economic & Supply Drivers in Coffs Harbour Council (New South Wales)

Boambee East sits within the Coffs Harbour Local Government Area, which has a residential population of approximately 82,109 (+2.6% population movement over the past 3 years) and 32,494 total dwellings. Three council-level fundamentals shape Boambee East’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Coffs Harbour are Health Care and Social Assistance (18%), Retail Trade (13%), Accommodation and Food Services (10%), Education and Training (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Coffs Harbour approved 1% new dwelling stock (~338.32 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Coffs Harbour currently has $2.7 billion in tracked major infrastructure projects (placing it in the 62th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Boambee East (October 2026)

What does it actually cost to acquire and hold a typical house in Boambee East at today’s median price of $870,000 and median rent of $790/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Boambee East Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$870,000	Settled house median as of October 2026
20% Deposit + Est. Stamp Duty & Costs	$215,760	$174,000 deposit (80% LVR) + ~$41,760 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$696,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$41,080/yr ($790/wk)	4.7% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$53,070/yr	Assumes 6.25% interest-only ($43,500/yr) + ~1.1% for council rates, insurance & property management ($9,570/yr)
Pre-Tax Weekly Cashflow Position	-$231/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Boambee East—And 3 Rules Before You Make an Offer

R-Score Jumped +47 Points Over the Past 12 Months. Based on our October 2026 data, Boambee East is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($870,000) and 4.7% rental yield in NSW.

1. Never Buy Blind on the Suburb Median: In Boambee East, 18 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Boambee East Street Score Hub and target the 58 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Pepperman Road, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.